HomeMy WebLinkAboutAgenda - Agenda Packets - Regular Meeting 2/16/2006REDEVELOPMENT
OPERATIONS MANAGER
STEVEN PASAROW
AMENDED AGEND A
REGULAR MEETING OF THE SAN jACNTC C[TY COUNCIL
FEBRUARY 16, 2006, 7:00 p.
San Jacinto Unified School District Board Room
2045 South San Jacinto Avenue, San Jacinto, California
ORGANIZATION
Call to Order
Roll Call
Invocation
1.4 Pledge of Allegiance
Special F7esentations
1.5.1 Business Spotlight of the Month / Bedrock Ready Mix / Economic
Development Specialist
1.5.2 Recognition of Public Works Employees Alex Garcia and Daniel
Astorga for acting quickly to save property and people from a
serious fire on December 27, 2005
PUBLIC COMMENTS:
Now is the time for the public to address the Council on any subject within the jurisdiction of the
City Council not listed on the agenda. A limitation of three (3) minutes shall be set for each
person desiring to address the City Council.
CONSENT CALENDAR
The matters listed under Consent Calendar are considered routine and will be enacted by one
motion by City Council Members in the form listed. There will be no separate discussion on these
items prior to the motion unless members of the City Council, staff or the public requests a
specified item be removed and/or discussed. If an item is pulled, it will be heard at the end of
number '5. Staff Reports.'
3.1 Warrants at 02/16106 / Approve / Finance Director
City Council Agenda
February 16, 2006
Page 2 of 5
3.2 June 30, 2004 Special Meeting Minutes / Approve / City Clerk
3.3 Treasurer Report at September 2005 / Receive and Fe / Finan
Director
3.4 Treasurer's Report at October 2005 / Receive and Fiie / Finance Director
Treasurer's Report at November 2005 / Receive and File / Finance
Director
Notice of Completion — Lake Park Well and Main
Approve / City Engineer
eet 'Waterline /
3.7 Idyllwild Drive Sidewalks — Project No. 04-076 / Approve and Adopt
plans and specification and authorize City Clerk to proceed with bid
advertisement subject to Riverside County EDI\ approval / City Engineer
Storm Drain Easement — Accept 20' Storm Drain Easement from Thomas
E Mitchell, William B Mitchell, J Men McKnight and Kay M McKnight I
Approve acceptance of storm drain easement between Ramona
Expressway and Ramona Boulevard east of Potter Road subject to
satisfactory completion of storm drain improvements / City Engineer
3.9 Client Conflict Waiver Letter re: BB&K representation RCA (Riverside
County Regional Conservation Authority, a Joint Powers Authority) /
Approve and Authorize City Manager to execute waiver letter / City
Attorney
3.10 Resolution No. IA Resolution objecting to the public sale of tax-
defaulted property and agreeing to the purchase of said property /
Approve and Adopt / City Attorney and Finance Director
3.11 Ordinance No. 06-03 / An ordinance establishing procedure for the
processing of vesting tentative maps / Approve introduction and first
reading of Ordinance No. 06-03 and by further motion read by title only:
An Ordinance of the City of San Jacinto, California, Ame ding
Section 16.14.080, of the San Jacinto Municipal Code concerning
Vesting Tentative Maps
/ City Attorney and Community Development Director
3.12 Conditional Use Permit 12-05 — Applicant: Russell Rumansoff dba
Herron & Rumansoff Architects, Inc, 530 S Johns Place, Hemet, CA
92543 / Ratify Planning Commission's decision based on the Findings
City Council Agenda
February 16, 2006
Page 3 of 5
of Fact and Conditions of Approval / Community Development Director
PUBLIC HEARING:-
4.1 Resolution No. IA Resolution certifying the results of an election and
adding property commonly known as APN No. 431-212-012) Community
Facilities District (CFD) No. 2003-1 — Annexation No. 26 for police and fire
services / Approve and Adopt / Special Tax Consultant and City Attorney
Ordinance No. 06-04 / Zoning Ordinance Amendment regarding Floor
Area Ration / Approve introduction and first reading of Ordinance 06-04
and by further motion read by title only:
An Ordinance of the City Council of the City of Sdn Jacinto,
California, Approving a Zone Text Amendment to Modify the Text. of
Article 4.04 Pertaining to Residential Development Standards of the
San Jacinto Zoning Ordinance, Ordinance 340
/ Community Development Director
4.3 Resolution No. / A Resolution Annexing. Territory aka KB Homes
Coastal Inc — Tract Nos. 30033, 30034, 30035 : 30036 and 30084 into
Assessment District No. 2003-01 (AD 2003-1) Annexation No. 17 into
Road, Street and Highway Maintenance AD 2003-1; and confirming the
levy of assessments therein / Approve and Adopt / Special Tax
Consultant and City Attorney
STAFF REPORTS
At the end of the scheduled City Department items, anyone wishing to discuss a consent
calendar item should come forward upon invitation of the Mayor: state their name, address, and
the consent calendar item number pulled. Speakers should limit comments to three (3) minutes.
5.1 WFRCOG — TUMF presentation / Rick Bishop, Executive Director Rick
Bishop and Ruthann Taylor Berger presenters
5.2 Market Assessment and Economic Development Strategies for the
Ramona Expressway / Sanderson Corridor "Gateway Area" / Receive
and File; Direct staff to solicit proposals for the preparation of a
specific plan to identify lands uses, infrastructure, design and
financing; Use said document as a guide for the development of a
specific plan for said area; Direct staff to identify a funding mechanism
to finance the preparation of the specific plan and include the
stakeholders during the process of preparing the specific plan /
City Council Agenda
February 16, 2006
Pau 4 of 5
Community Development Director Consultant
Local Appointments List / 1) Consider Mayor's selection to Local
Appointments List with confirmation by Council for the outside
agencies and 2) Consider Mayor's selection of Standing Committees,
and absent unanimous consent, approve by majority vote the desired
slate / City Clerk
Resolution No. / A Resolution to establish a new local aci e,
money market account / City Treasurer and Finance Director
Legislative Update / Approve fetter for distribution to the City's
legislative caucuses at the state and federal levels regarding
telecommunications / Authorize Mayor to execute letter / City
Manager
5.6 Mount San Jacinto Community College Regional Learning Center /
Approve letter of support and Authorize City Manager to execute
letter I City Manager
5.7 Request to use temporary sewage holding tank T22665 / Deny Buie
Communities request / City Engineer
5.8 FY 2005-06 Mid-year Budget Adjustments and / Approve and
Appropriate changes of $,1,498,369 in Expenditures and estimated
Revenues of $1,139,715 / Finance Director
5.9 Valley Economic Development Council Planning Retreat / Jeff
Ballinger, Chairman of the Board
MAYOR / COUNCIL MEMBER REPORTS / DISCUSSIONS
6.1 Agency and/or Subcommittee Reports / Receive and File / City Clerk
City Council Agenda
February 16, 2006
Page 5 of 5
CLOSED SESSION
CONFERENCE WiTH LEGAL COUNSEL-ANTiCiFA
Significant exposure to litigation pursuant to subdivision
54956.9: One (1) or more oases
GATION
Section
ADJOURNMENT
If you challenge any action of the City Council in court, you may be limited to only those issues
you or someone else raised at the public hearing described in this notice, or in IA n cormspohdence
delivered to the City Council (c/o the City Clerk) at. or prior to. the public hearing,
CHALLENGE TO LAND USE DECISIONS: Any person seeking to challenge E decision regarding land
use made by the City Council as a result of a proceeding in which by law a hearing is required to be
given, evidence is required to be taken, and the discretion in the determination of facts is vested in the
City Council, shall be required to commence that action 90 days following the date on which the decision
of the City Council becomes final as provided in Code of Civil Procedure Section 1094.6. Please refer to
Code of Civil Procedure Section 1094.6 to determine how to calculate when a decision becomes final.
It is the intention of the City of San Jacinto to comply with the Americans with Disabilities Act (ADA) in all
respects. If, as an attendee or a participant at this meeting, or in meetings on a regular basis, you will
need special assistance beyond what is normally provided, the City will attempt to accommodate you in
every reasonable manner. Please contact City Hall at (951) 537-6358, at least 48 hours prior to the
meeting to inform us of your particular needs and to determine if accommodation is feasible.
I, Dorothy L. Chouinard, City Cferkof the City of San Jacinto, do hereby certi that I caused to be posted the
foregoing agenda this RP-, clay of I:e6rualy„ 2006 as required hy taw.
Dorothy L. Chouinard, City Cfrrk
t<vrr
MINUTES
REGULAR MEETING of the SAN JACINTO REDEVELOPMENT AGENCY of the CITY
OF SAN JACINTO
FEBRUARY 16, 2006, 7 .20 p.m. and 10:09 p.m.
5.1 was opened to run concurrently with the Regular City Council Meeting
San Jacinto Unified School District Board Room
2045 South San Jacinto Avenue, San Jacinto, California
ORGANIZATION
1.1 Call to Order
Chairman Dale Stubblefield called the Regular Meeting of the RDA to
order at 7:20 p.m. to hear 5.1 concurrently with the Regular Meeting of the
City Council and recessed the RDA meeting following 5.1.
1.2 Roll Call
Present: Jim Ayres, Chris Carlson Buydos, Robert Ritchie, Dale
Stubblefield
Absent None
PUBLIC COMMENTS
Chairman Stubblefield reopened the meeting at 10:09 p.m.
3. CONSENT CALENDAR
3.1 June 30, 2004 Regular Meeting Minutes / Approve / City Clerk
3 2 November 4, 2004 Special Meeting Minutes / Approve / City Clerk
3.3 February 2, 2006 Regular Meeting Minutes / Approve / City Clerk
M/S/C (Robert Ritchie / Ken Shaw) moved to approve 3.1 and 3.3 as presented.
Motion carried 4/0 with Chairman Stubblefield abstaining (absent).
Ayes: Ayres, Buydos, Ritchie, Shaw
Nays: None
Absent: None
Abstain: Stubblefield
Redevelopment Agency Minutes
February 16, 2006
Page 2 of 3
M/SiC Robert Ritchie I Ken Shaw moved to approve 3.2 as presented. Motion
carried 5/0.
Ayes:
Nays:
Absent:
Abstain:
Ayres, Buydos, Ritchie, Shaw, Stubblefield
None
None
None
PUBLIC HEARING
None
CITY DEPARTMENTS
5.1 Market Assessment and Economic Development Strategies for the Ramona
Expressway / Sanderson Gateway Area / Receive and File; Direct staff to
solicit proposals for the preparation of a specific plan to identify lands uses,
infrastructure, design and financing; Use said document as a guide for the
development of a specific plan for said area; Direct staff to identify a funding
mechanism to finance the preparation of the specific plan and include the
stakeholders during the process of preparing the specific plan / Community
Development Director and Consultant
5.2 FY 2005-06 RDA Mid—Year Budget Adjustments / Approve and Appropriate
$54,165 in Expenditures / Finance Director
M/S/C (Buydos / Ayres) moved to approve FY 2005-06 Mid-Year Budget Adjustments
including appropriation of $54, 165 / Motion carried 5/0.
Ayes:
Nays:
Absent:
Abstain:
Ayres, Buydos, Ritchie, Shaw, Stubblefield
None
None
None
CHAIRPERSON / MEMBER REPORTS / DISCUSSIONS
None
OPEN SESSION ANNOUNCEMENTS
CLOSED SESSION
None
Redevelopment Agency Minutes
February 16, 2006
Page 3 of 3
8. ADJOURNMENT
With no further business coming before the Redevelopment Agency, Chairman
Stubblefield adjourned the meeting at 10:10 p.m.
City of San Jacinto
By Dale Stubblefield, Chairman
ATTEST:
Dorothy L. Chouinard, Agency Secretary
Approved as read
Approved as amended
AGENDA !TEM
February 16, 2006
Redevelopment Agency Board of Directors
FROM: Tim Hults, Community Development Director
SUBJECT: Market Assessment and Economic Development Strategies for the
Ramona Expressway/Sanderson, Corridor Gateway Area
RECOMMENDATION:
Staff recommends that the Redevelopment Agency Board of Directors:
a. Receive and file the Market Assessment and Economic Development
Strategies for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
b. Direct staff to move forward on soliciting proposals for the preparation of a
specific plan to identify the land uses, infrastructure, design, and financing
for the Ramona Expressway/Sanderson Corridor Gateway Area; and
c. Utilize the Market Assessment and Economic Development Strategies for
the Ramona Expressway/Sanderson Corridor Gateway Area, as a guide
for the development of a specific plan for the area; and
d. Direct staff to identify a funding mechanism to finance the preparation of
the specific plan; and
e. Include the Stakeholders during the process of preparing the specific plan.
BACKGROUND:
The Ramona Expressway/Sanderson Avenue Corridor, also known as the
Gateway Area,encompasses approximately 1,700 acres along both sides of the
Ramona Expressway, from east of Sanderson to the City boundaries. This
Gateway Area provides unique opportunities for current and future development.
In March 2005, to facilitate development in this area, staff recommended the
solicitation of proposals for a specific plan and economic study. The Council
directed staff to move forward only on the economic study. Economics Research
Associates (ERA) was selected to prepare a Market Assessment and Economic
Development Strategy for the Ramona Expressway/Sanderson Avenue.
Economics Research Associates prepared the Market Assessment and
Economic Development Strategy('Assessment"). During the preparation
process, Stakeholder meetings were conducted to solicit input and provide
comments on the Assessment. The Assessment was also presented to the
Stakeholders, during a meeting on No vember 16, 2005 and again on January 5,
2006.
A presentation of the Assessment was made to the City Council and the
Redevelopment Agency, during the January 6, 2005 Meeting.
DISCUSSION
Corridor Information
The Gateway Area consists of approximately 1,700 acres, along two of San
Jacinto's major streets. The area is primarily dairy farms, agricultural uses, with
some vacant land. Several projects have been approved, including commercial
and light industrial uses. Several other development proposals are in the
Planning review process.
Both the Ramona Expressway and Sanderson Avenue are major corridors
through the City, both east/west and north/south, respectively. As such, they
provide a unique opportunity for commercial, business park, civic, and residential
uses. Freeway options are being considered for the area, including the
realignment of Highway 79 to freeway operation, which will greatly improve
accessibility to the corridor from both the north and south. A preferred alternative
for this alignment has been selected.
Also, the Mid-County Parkway is a proposed 32-mile limited access freeway
corridor that will connect San Jacinto to the 215 Freeway in Perris and 115 in
Corona. As a freeway corridor, Mid-County Parkway will provide opportunities
for commercial development. The alignment has not been decided and the City
has not yet made a recommendation.
A major hurdle for the area is the San Jacinto River Levee Project, which
involves the extension of the existing levee on the south side of the river, from
east of State Street, westerly to almost Warren Road. This project, once
completed will protect downstream properties from flooding and remove about
3,140 acres of land form the floodplain, creating new economic development
opportunities. The City is working with the Riverside County Flood Control and
Water Conservation District on the levee project.
Proposed General Plan
The City of San Jacinto is currently updating its General Plan to provide direction
for the City's future development. The General Plan includes elements that
identifies and discusses land uses, circulation, community services and facilities,
resource management, public safety, noise, and housing. The proposed Plan
also specifically identifies the Ramona Expressway/Sanderson corridor for a
planned development called the Gateway Area Specific Plan. No specific land
uses on a parcel basis are included within the Gateway Area Specific Plan.
While the proposed General Plan provides the overall planned uses, goals, and
objectives, it is anticipated that a Specific Plan would include details for
development, including specific land uses, circulation, zoning standards, design
elements, and project processing. The proposed General Plan includes the
following percentages for development:
• 15% Regional Commercial
• 30% Office Park
• 35% Business Park
• 20% Estate Residential
To facilitate development in the Ramona/Sanderson area, once the General Plan
is adopted, will require the preparation of a specific plan or a General Plan
amendment to identify property specific land uses. The draft General Plan has
been circulated and is scheduled for the February 23, 2006 Planning
Commission Meeting.
At this time, considering the near completion of the General Plan, significant
modifications, including re-evaluating the Ramona/Sanderson/Gateway area
would delay completion of the Plan.
The General Plan, once adopted ; can be amended up to four times per year.
Another option could be amending the General Plan to accommodate land uses
for the area. A consultant would need to be hired to evaluate the desired land
uses. The Assessment could be used as a guide for an amendment.
Market Assessment and Economic Development Strategies
To prepare the Assessment and Strategies, ERA compiled demographic
statistics, market trends, and other data to provide a foundation for the
Assessment. In addition, ERA met with property owners and stakeholders, in
order to have a better understanding of their interests and concerns surrounding
the potential development of the area, as well as, to provide an opportunity to
participate in the process.
3
ERA's role in preparing the Market Assessment and Economic Development
Strategy is to recommend realistic and market based strategies that will
accomplish the following five economic development objectives for the City:
• Ensure that the Corridor will be able to provide the retail goods and services
needed by the San Jacinto Valley residents for at lease the next 20 years.
• Provide one or more areas within the Corridor that will serve to accommodate
high quality jobs in the future.
• Ensure that the development in the Corridor will generate tax revenues to fund
municipal services like fire suppression, police protection, road maintenance, and
park upkeep.
Taking advantage of the Corridor's history and geography, create a community
core that citizens of San Jacinto can take pride in.
Enhance long-term value appreciation for San Jacinto land, homes, and
businesses.
Elements included in the Assessment are:
Corridor Opportunities and Constraints
Forecast San Jacinto's Economic Outlook
• Examination of the Market for Residential Products
• Commercial/Office/Business Park Development Opportunities
• Project Retail Needs of Residents and Employees
ERA's Recommendations
Reserving Land for Commercial Development — The central issue in the
Ramona/Sanderson Corridor is the risk of strong, single-family housing demand
pre-empting other land uses important to the community's future, in terms of jobs,
taxes, and a unique sense of place. ERA considered demand growth related to
population, income, and employment increases and noted an approximate build-
out period by 2025, with additional growth expected after. The following acreage
is recommended to be reserved for commercial development/civic use.
Mid-point 2025
Demand Forecast
Recommended
Planning Acreage
Retail Commercial 298 375
Office Business Park 175 225
Medical Campus NA 50
Hotel & Motel 10 20
Town Center - Civic Center NA 50
Community Center and Ball Fields NA 50
Total Commercial and Civic Uses (Acres) 770
Page 4 of 9
Of the estimated 1,700 acres within the Corridor, ERA recommends 770 acres or
around 45 percent be planned for future commercial, business park, civic, or
community uses. Assuming that 500 additional acres will be required for
transportation or other infrastructure and open space systems, approximately
430 acres remain available for the development of high quality residential
neighborhoods.
The percentage breakdowns, based upon the estimated 1,700 acres would be as
follows:
• Retail Commercial (includes hotel and motels)
23%
• Office Business Park (includes medical campus)
16%
Town Center/Community Center/Ball Fields
6%
• Residential
25%
• Infrastructure 30%
When compared to the proposed General Plan designations and percentages,
residential acreage is increased from 20% to 36% and would provide a greater
range of residential uses. Retail commercial would increase from 15% to 33%
and office/business park would be reduced from 65% to 23%.
Excluding the infrastructure, the percentages are:
• Retail Commercial (includes hotel and motels)
33%
• Office Business Park (includes medical campus)
23%
Town Center/Community Center/Ball Fields
8%
Residential
36%
Mr. Lee indicated that in meeting with the property owners, his recommendations
on land uses were in line with what many were considering.
Create a New Town Center — ERA recommends incorporating a Town Center
within the Corridor. Several locations were identified, as options. The City has
not discussed development of a Town Center for a number of years. This
recommendation opens the door for discussion to take place. Staff recommends
that a separate report be prepared to discuss the Town Center options and
information included in ERA's report be considered.
Transportation and Flood Control — There are three major infrastructure
improvements planned for the Corridor, including Realignment of Highway 79,
the Mid County Parkway, and the San Jacinto River Levee. Each of these has
an effect on the development of the Corridor. ERA included discussion on these
items in their Report.
The alignment for the Mid County Parkway has not been determined. ERA
recommends the southern alignment, along the aqueduct. The City has not
determined a preferred alignment, therefore this recommendation, by ERA
should be considered in future discussion and is not part of this staff report.
Page 5 of 9
Create a New Community and Ball Field Complex — ERA recommends moving
forward with development of a complex, which would enhance the desirability of
San Jacinto as a residential community, and the tournaments would bring income
to local hotels and restaurants. This is consistent with the recently developed
Park Master Plan.
Negotiation with Major Land Owners - ERA's analysis indicates that the City of
San Jacinto should reserve much of this Corridor for future commercial and civic
development and additional lands will be needed to accommodate the regional
circulation system. While more detailed land planning analysis is needed to
determine the exact acreages, ERA's evaluation suggest that there may be
sufficient land in the Corridor to accommodate possibly 400 to 450 acres of
residential development. The area within the Corridor but south of ERA's
recommended alignment for the Mid County Parkway and the Colorado River
Aqueduct appears to be well suited for residential development in accordance to
the desires of the property owners. The residential character of properties to the
south of this area has been established. The parcels fronting on Ramona
Expressway on both the north and south sides should be reserved for future
commercial or civic uses.
The large parcels on the north side of Ramona Expressway should be planned to
accommodate much of the future commercial and civic needs of the city;
however, they are sufficient large to accommodate some residential
neighborhood development as well. The Assessment provides more detail on
ERA's recommendations for a Town Center.
Need for a Specific Plan — Implementation of the concepts that ERA has
advanced above will require the preparation of a Specific Plan and an associated
Environmental Impact Study (EIR). Ideally, the City will have officially endorsed
a preferred alignment for the Mid County Parkway and have negotiated some
deals with the property owners to know on whose property the Town Center and
community center/ball fields will be located. Rather than carrying innumerable
alternatives, which would be costly, the Specific Plan then can focus on the
location and design character of a Town Center, the local circulation system and
the location and allocation of the different land uses. The Plan should include
design guidelines for a Town Center.
Stakeholder Meetings and Comments
Several meetings were conducted throughout the process, to provide property
owners an opportunity to comment. Mr. Lee met with most of the property
owners, early in the process to review their development plans and desires for
their properties.
6
Staff conducted several Stakeholder meetings to receive input on the
Assessment. Notes from the November and January meetings area included as
Attachments B and C. Additional comments are included as Attachment D.
Mr. Robert Reicher with Market Profiles, who prepared a Market Study for one of
the Stakeholder's provided comments, included as Attachment E.
Specific Plan
The preparation of a specific plan for the area would identify land uses, on a
parcel specific basis. This was a key issue for the Stakeholders. Without land
use designations, it is difficult to provide specific comments, because the actual
effect on a parcel by parcel basis cannot be determined based upon the
Assessment.
The specific plan would include the completion of an environmental impact report
to address all of the environmental issues facing the plan. In addition circulation,
design, and development processing would also be addressed.
In addition, a specific plan will facilitate and potentially expedite development in
the area. Streamlined development application processing could be included in a
specific plan.
Preparation of a specific plan would provide the most cohesive and
comprehensive plan for future development and would serve the best interests of
the City in the long term. The Ramona Expressway/Sanderson Avenue corridors
are San Jacinto's major thoroughfares and with the proposed Highway 79
realignment and Mid-County Parkway, a specific plan can explore the
opportunities, using the Assessment, as a guide for future development. In
addition, the General Plan recommends the preparation of a specific plan for the
area.
JUSTIFICATION:
The Market Assessment and Economic Development Strategy has been
completed by Economics Research Associates. This Assessment can be used
as a guide for preparation of a specific plan and/or identifying land-uses for the
area. The Assessment was not developed as a governing document, but a study
of a specific area. Therefore, a recommendation to receive and file the
Assessment is proposed.
The Ramona Expressway/Sanderson Avenue/Gateway Corridor is the City's
premier entry and provides significant current and future commercial
development opportunities. As a growing city, San Jacinto has a unique
opportunity to plan this corridor to accommodate not only current growth, but also
for the future. As single-family developments are constructed and occupied, the
7
demand for commercial and job creating developments will increase. Land must
be designated to accommodate these uses to support the City. Should the
Corridor be developed with single-family uses, it will limit future commercial and
job creation opportunities. Potential commercial/business developments that
would locate in a major transportation corridor, would have limited other locations
to consider city-wide.
Preparation of a specific plan will further evaluate this corridor, utilizing the
Assessment as a guide. In addition, the environmental constraints and the
transportation alignments can be further analyzed for compatible land uses. This
will provide San Jacinto a unique opportunity that many cities do not have and
that is to master plan an area in a comprehensive and cohesive manner.
In addition, design standards for development can be incorporated in the specific
plan and can include architectural guidelines, landscaping requirements,
signage, site improvements, as well as, expedited processing.
BUDGETARY IMPACT:
Funding was allocated for the Assessment preparation.
Funding for the Specific Plan was included in last year's budget from
Redevelopment Agency and General funds, with project costs proposed to be
divided evenly. These funds were not carried forward to this Fiscal Year. The
staff recommendation, should the Council wish to move forward is to develop a
financing/funding plan for the proposed specific plan.
ALTERNATIVES:
Alternative No.
a. Receive and file the Market Assessment and Economic Development
Strategies for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
b. Direct staff to move forward on soliciting proposals for the preparation
of a specific plan to identify the land uses, infrastructure, design, and
financing for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
c. Utilize the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area, as a
guide for the development of a specific plan for the area; and
d. Direct staff to identify a funding mechanism to finance the preparation
of the specific plan; and
e. Include the Stakeholders during the process of preparing the specific
plan.
8
Staff recommends approval of this alternative, because the preparation of a
specific plan provides the most comprehensive and cohesive option for planning
development along the Ramona Expressway/Sanderson Corridor. The use of
the Assessment will provide a guide for the highest and best uses for the San
Jacinto's future.
Alternative No. 2
Receive and file the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area and delay the
current General Plan process to incorporate land uses for the Ramona
Expressway/Sanderson Avenue Corridor in the General Plan, as opposed to the
Specific Plan designation.
Staff does not recommend approval of this alternative, because it will delay
adoption of the General Plan and not provide for a comprehensive plan for the
area. The General Plan process has been underway for a number of years and
is close to completion. It is in the City's best interest to adopt the General Plan in
accordance with the current schedule.
Alternative No. 3
Receive and file the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area and process a
General Plan Amendment, once the General Plan is adopted to identify land
uses for Ramona Expressway/Sanderson Avenue Corridor and remove the
Specific Plan designation.
Staff does not recommend approval of this alternative, because it only addresses
land use on the surface and does not provide for a comprehensive and cohesive
plan for the area. Should Council consider this option, a consultant would need
to be hired to process the amendment and develop a land use plan to be
included in the General Plan.
ATTACHMENTS:
THE FOLLOWING ATTACHMENTS ARE INCLUDED IN THE CITY COUNCIL
STAFF REPORT
ATTACHMENT A Market Assessment and Economic Development Strategy for the
Ramona Expressway/Sanderson Avenue Gateway Corridor
ATTACHMENT B January 5, 2006 Stakeholder Meeting Notes
ATTACHMENT C November 16, 2005 Stakeholder Meeting Notes
ATTACHMENT D Other General Comments
ATTACHMENT E Letter from Mr. Robert Reicher, Market Profiles
ATTACHMENT F Meeting Notification Letter
9
Table V-5. Estimated Potential Demand for Office and Business Park Development in San Jacinto and Ramona-Sanderson Corridor
2005-2015 2015-2025 2005-2025
Change in Employment in Riverside County 238,465 228,297 466,762
Demand for Employment Space
Employment Using Light Industrial/Flex 29,400 30,218 59,618
Employment Using Office 38,210 30,717 68,927
Total Net Occupied Employment Space (sq.ft.):
Industrial @400 sf per employee 11,760,168 12,087,012 23,847,180
Office @250 sf per employee 9,552,508 7,679,305 17,231,813
Total Net Employment Space (sq.ft.):
Industrial (95% occupancy) 12,379,124 12,723,171 25,102,295
Office (95% occupancy) 10,055,271 8,083,479 18,138,750
San Jacinto Share of Riverside County (°/0)
Light Industrial/Flex 5% 7% 6%
Office 8% 10% 9%
Total Potential Leasable Space in San Jacinto (sq. ft.)
Leasable Light Industrial/Flex Space
Leasable Net Office Space
Gross Office/Business Park Land Area in San Jacinto (sq. ft.)
Gross Light Industrial/Flex Space (FAR @ 0.3)
Gross Office Space (FAR @ 0.3)
Allowance for Local Circulation/ Amenities 30% Gross Space (sq.ft.)
Allowance Light Industrial/Flex Space
Allowance Office Space
Total Potential Office/Business Park Development in San Jacinto (sq.ft.)
Light Industrial/Flex Development Potential
Office Development Potential
Total Estimated Commercial Development Potential in San Jacinto
Total Potential Office/Business Park Development in San Jacinto (acres)
Light Industrial/Flex Development Potential
Office Development Potential
I Total Estimated Office/Bus. Park Development Potential in San Jacinto
Ramona-Sanderson Corridor Share of San Jacinto (%)
Light Industrial/Flex Share
Low
High
Office Share
Low
High
Demand Range for Office/Business Park in Ramona-Sanderson (acres)
Light Industrial/Flex
Low
High
Office
Low
High
Total Office/Bus. Park Development Potential in Ramona-Sanderson (acres)
618,956
890,622 1,509,578
804,422
808,348 1,612,770
2,063,187
2,968,740 5,031,927
2,681,406
2,694,493 5,375,899
618,956
890,622 1,509,578
804,422 808,348 1,612,770
2,682,144 3,859,362
6,541,505
3,485,827
3,502,841 6,988,668
6,167,971
7,362,203 13,530,173
62
89 150
80
80 160
142 169 311
50%
60%
45%
55%
55%
65%
55%
65%
53%
63%
50%
60%
31
49
80
37
58
95
36
44 80
44 52
96
160 to 191
Economics Research Associates Project 16070
V-10
Market Assessment and Economic Development Strategies for the Ramona-Sanderson Corridor
• Total employment space needed to meet the new demand is the product of the new
jobs generated utilizing light/industrial or office space and the average space allocated
to the office and industrial employee.
An estimated market capture rate was applied for the city of San Jacinto as a share of
the total office demand generated in Riverside County, resultin.c., in the potential square
footage of office and light industrial/flex space demand for the city.
• The office/light industrial square footage demand is then divided by the average floor
area ratio to estimate gross square foot demand. In this case, ERA applied an FAR of
0.3.
• An allowance for local circulation and amenities of 30 percent was applied to
determine gross acreage demand.
• From the total potential gross demand for office and business park development in San
Jacinto, a "high" and "low" market capture rate was applied for the Gateway Area to
estimate the potential acreage demand for the project area.
Based on this model, ERA estimated that San Jacinto could potentially capture approximately
142 acres of office/business park development from 2005 to 2015 and an additional 169 acres
of office/ business park development in the 2015 to 2025 period. The total for the next 20
years would be 311 for the city as a whole.
From this total, ERA estimated a range of between 67 to 81 acres of potential business park
development in the Gateway Area from 2005 to 2015, and 93 to 110 acres of new business
park development from 2015 to 2025 in the project area. The estimated office/business park
acreage demand for the Gateway Area is therefore 160 to 191 acres.
Medical Campus
In addition to the business park demand potential presented in the above model, ERA also
reviewed the potential for a medical campus locating in the San Jacinto Valley. With the
regional access afforded by the new freeway interchange, and the growing local population,
the Valley will become significantly more attractive to large medical institutions. The city of
Riverside has experienced growth in its biomedical and pharmaceutical supply industries in
recent years, as more of these companies have become interested in locating in the Inland
Economics Research Associates Project 16070
Market Assessment and Economic Development Strategies for the Ramona-Sanderson Corridor
ERA
Empire due to lower costs, existence of good educational institutions, and the access to the
regional market. As large parcels of land in the city of Riverside becomes more scarce, it will
become increasingly difficult for a large campus such as a medical facility to locate there. We
understand a major health service provider is currently seeking a 50-acre parcel to locate a
medical campus including hospital and medical office buildings possibly in the San Jacinto
Valley. The City of San Jacinto should move strategically to ensure this medical complex has
the opportunity to locate within the Gateway Area.
Economics Research Associates Project 16070
V-12
Market Assessment and Economic Development Strategies for the Ramona-Sanderson Corridor
ERA
SECTION VI.
RETAIL IEVELOPMENT POTENTIAL
TAXABLE RETAIL SALES
San Jacinto
The taxable retail sales trends for the city of San Jacinto are outlined in Table VI-1. As
indicated, total retail sales have been growing in the city since 1993. In 2003, total retail sales
were approximately $75 million. Sales were distributed into various retail categories, with the
greatest share in service stations, eating and drinking facilities, grocery stores, and other retail
store types. San jacinto's taxable retail sales composed only 0.3 percent of the county's total
retail sales.
On a per capita basis, San Jacinto's retail sales were under $4,000 in 2003, signaling a great
deal of leakage of sales to other neighboring communities, including Hemet, Moreno Valley,
Temecula, and others.
Hemet
Hemet's taxable retail sales are significantly more robust than San Jacinto's, as shown in
Table 1/1-2. In 2003, Hemet's taxable sales totaled $686 million. Total sales have increased
steadily since 1993 at an annual rate of over six percent. Hemet's sales comprise about three
percent of Riverside County's retail sales.
The presence of auto dealers in Hemet has contributed substantially to taxable retail sales in
the city. In 2003, auto dealers made up 30 percent of total sales tax revenue, bringing in $203
million in taxable sales. Other important retail categories included general merchandise and
drugstores (25 percent), and food and beverage (10 percent).
Riverside County
In Riverside County, taxable sales in 2003 were over $16 billion, as shown in Table VI-3.
Taxable sales revenue has been growing at an average annual rate of nine percent since 1993.
The most important retail segments in Riverside County are auto dealers and supplies (23
percent), general merchandise and drugstores (17 percent), and other retail stores (13
percent).
Economics Research Associates
Development Opportunities in Ramona-Sanderson Corridor
ERA Table VI-1. City of San Jacinto Taxable Retail Store Sales (Thousands of Dollars) Rate of 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 Growth Apparel Stores Gen. Merchandise & Drug Food Stores Eating & Drinking Places Furnishing & Appliances Bldg Materials & Farm apt Auto Dealers & Supplies Service Stations Other Retail Stores Total City of San Jacinto Annual Growth Total Riverside County Share of' County $129 $81 $143 n/a n/a n/a $85 $172 $273 $344 $502 14.55% 541 704 585 423 439 387 1,464 1,922 2,038 2,084 rila 14.44% 7,341 9,437 10,055 10,162 10,561 10,471 9,989 10,549 11,180 11,629 13,420 6.22% 6,559 6,642 8,093 8,613 8,492 8,702 9,598 11,016 11,462 12,993 16,457 9.64% 1,990 2,068 1,695 1,877 1,490 1,363 1,821 1,600 1,647 1,630 1,487 -2.87% 4,875 3,471 4,030 5,404 4,009 3,654 3,791 3,351 3,227 3,793 3,910 -2.18% 3,421 4,259 5,059 4,276 3,949 4,696 4,652 4,895 4,512 4,031 5,748 5.33% 12,134 10,706 10,663 11,505 12,738 13,845 17,768 18,868 19,807 18,912 22,474 6.36% 7,987 6,728 6,262 5,6)) 4,858 5,290 6,488 6,758 6,818 8,038 11,040 3.29% $44,977 $44,096 $46,585 $47,882 $46,536 $48,408 $55,656 $59,131 $60,964 $63,454 $75,038 5.25% -2.0% 5.6% 2.8% -2.8% 4.0% 15.0% 6.2% 3.1% 4.1% 18.3% $6,716,703 $7,131,216 $7,435,414 $8,003,051 $8,508,010 $13,140,854 $15,076,945 $16,979,449 $18,231,555 $19,498,994 $21,709,135 $6,288,751 0.7% 0.6% 0.6% 0.6% 0.5% 0.4% 0.4% 0.3% 0.3% 0.3% 0.3% 0.0% Source: Caliliunia Board ol'Equalization, Research & Statistics Economics Research Associates V1-2 Development Opportunities in Ramona-Sanderson Corridor
'1 able VI-2. City of lIemet Taxable Retail Store Sales (Thousands of Dollars) Ride of . 1993 1994 1995 1996 1997 1998 1991) 2000 2001 204)2 2003 Growth Apparel Stores Gen. Merchandise & Drug Food Stores Eating & Drinking Places Furnishing & Appliances Bldg Materials & Farm Egmt Auto Dealers & Supplies Service Stat ions Other Retail Stores Total City or Ilemet Annual Growth Total Riverside County Share of County $8,532 $93,837 $23,789 $38,845 $6,709 $15,709 $94,267 $35,036 $30,577 $7,210 $101,067 $21,256 $41,552 $6,023 $11,620 $99,198 $35,891 $31,191 $7,054 $107,286 $20,358 $43,497 $6,127 $12,483 $106,768 $33,700 $30,802 $7,152 $108,279 $24,055 $42,134 $6,501 $15,075 $109,279 $37,262 $30,578 $6,895 $114,031 $26,666 $43,083 $7,581 $31,793 $109,592 $37,856 $33,003 $7,688 $123,424 $26,795 $46,071 $10,081 $39,387 $123,914 $32,321 $38,380 $8,623 $132,178 $27,613 $51,261 $11,714 $51,320 $171,993 $37,584 $45,859 $8,921 $141,368 $28,877 $54,206 $12,839 $52,883 $217,124 $45,071 $45,433 $9,679 $154,268 $30,167 $57,869 $12,730 $53,005 $194,446 $48,314 $45,189 $9,987 $165,074 $32,482 $60,749 $14,415 n/a $212,132 $47,255 $110,786 $10,146 $172,750 $34,732 $66,717 $15,494 $73,107 $203,173 $58,392 $51,036 1.6% 5.7% 3.5% 5.0% 7.9% 15.0% 7.2% 4.8% 4.8% $347,301 $355,008 $368,075 $380,315 $410,500 $448,061 $538,145 $606,722 $605,667 $652,880 $685,547 6.4% 2.2% 3.7% 3.3% 7.9% 9.2% 20.1% 12.7% -0.2% 7.8% 5.0% $6,716,703 $7,131,216 $7,435,414 $8,003,051 $8,508,010 $9,276,448 $10,685,724 $12,190,474 $13,173,281 $14,250,733 $16,030,952 9.1% 5.2% 5.0% 5.0% 4.8% 4.8% 4.8% 5,0% 5.0% 4.6% 4,6% 4.3% 70.2% Source: Cal ilbrnia Board of Equalization, Research & Statistics Economics Research Associates VI-3 Development Opportunities in Ramona-Sanderson Corridor
Table VI-3. Riverside County Taxable Retail Store Sales. (Thousands of Dollars) Retail Category Apparel Stores Gen. Merchandise & Drug Food Stores Eating & Drinking Places Furnishing & Appliances Bldg Materials & Farm Equip Auto Dealers & Supplies Service Stations Other Retail Stores Total Riverside County Annual Growth 1993 $395,084 $1,267,240 $673,556 $849,961 $267,674 $584,512 $1,129,747 $739,399 $809,530 1994 $406,973 $1,350,233 $658,486 $884,970 $299,746 $633,273 $1,283,950 $741,435 $872,150 1995 $423,007 $1,391,979 $657,498 $919,233 $327,517 $714,133 $1,387,403 $767,675 $846,969 1996 $474,384 $1,429,338 $696,627 $979,535 $337,433 $709,568 $1,498,842 $835,767 $1,041,557 1997 $488,625 $1,498,212 $734,532 $1,030,655 $328,893 $831,063 $1,565,935 $855,454 $1,174,641 1998 $498,753 $1,628,149 $758,829 $1,117,921 $367,812 $998,256 $1,824,833 $793,252 $1,288,643 1999 $495,945 $185,651 $828,641 $1,233,274 $447,594 $1,186,636 $2,161,678 $983,739 $3,162,566 2000 $538,578 $2,062,738 $889,894 $1,364,808 $517,578 $1,366,076 $2,615,997 $1,196,693 $1,638,112 2001 $565,295 $2,275,736 $930,232 $1,465,467 $526,083 $1,503,737 $2,924,508 $1,223,753 $1,758,470 2002 $610,388 $2,459,046 $967,171 $1,559,215 $594,049 $1,581,792 $3,314,133 $1,249,646 $1,915,293 2003 $746,015 $2,671,971 $1,028,392 $1,713,632 $691,051 $1,868,995 $3,662,151 $1,536,240 $2,112,505 $6,716,703 $7,131,216 $7,435,414 $8,003,051 $8,508,010 $9,276,448 $10,685,724 $12,190,474 $13,173,281 $14,250,733 $16,030,952 6.2% 4.3% 7.6% 6.3% 9.0% 15.2% 14.1% 8.1% 8.2% 12.5% Source: Cal ilbrnia Board of Equalization Economics Research Associates VI-4 Development Opportunities in Ramona-Sanderson Corridor
E RA
Per capita sales are presented in Table V11-4 for Riverside County. Overall, total per capita
spending was nearly $10,500 in the county. Per capita spending on retail has grown at an
annual rate of over five percent. Certain sectors, such as farm and building supplies, auto
dealers and suppliers, other retail stores, and furnishings have increased at a greater than
average rate. The growth in categories associated with home improvements (building
supplies and furnishings) supports the corresponding growth in housing construction that has
occurred in the county during the last decade. San Jacinto and Hemet's share of Riverside
County taxable sales are reviewed in Table VI -5.
RETAIL MARKET TRENDS
Inland Empire
In the Inland Empire, the retail market has been very strong as homebuilding activity
continues at a rapid pace. As one of the fastest growing areas in the country, the Inland
Empire region is quickly being recognized as one of the top retail markets. Total retail space
in the region is approximately 85 million square feet. In 2004, about 4.2 million square feet
of retail space were built. In addition, there are approximately three million square feet of
retail slated for completion by the end of the year. Vacancy rates are stable at about 6.25
percent, as the new supply is easily absorbed by retailers. Retail rental rates are
comparatively more affordable than in the Los Angeles and Orange County markets. High
performing stores in new developments achieve rents of about $32 to $40 per square foot.
Community power centers are leasing for approximately $18 per square foot.'
Much of the major new retail developments in the Inland Empire have occurred along the
major freeways. 1-15 has new large retail centers planned and under construction at almost
every exit. In Wildomar, a Wal-Mart Supercenter development is planned and scheduled for
completion in mid-2006. Victorville's Pavillion development is an $80 million lifestyle
center planned to open in early 2006, with anchor tenants including Pierl, Linens n Things,
and Michael's stores. Finally, Transcan Development is developing Canyon Crossings at the
1-215 and Highway 60 interchange in Riverside California, which will have 740,000 square
feet of retail space and will be completed late this year.
'Western Real Estate Business, "Market Highlight." August 2005.
Economics Research Associates VI-5
Development Opportunities in Ramona-Sanderson Corridor
ERA Table V1-4. Per Capita Retail Store Sales in Riverside County. 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 Riverside County Population 1,272,180 1,308,032 -1,344,894 1,382,796 1,421,765 1,461,833 1,503,029 1,545,387 1,607,197 1,671,478 1,738,331 Per Cauita Sales Apparel Stores $311 $311 $315 $343 $344 $341 $330 $349 $352 $380 $429 Gen. Merchandise & Drug $1,026 $1,063 $1,066 $1,065 $1,085 $1,147 $127 $1,375 $1,416 $1,576 $1,583 Food Stores 2 $1,588 $1,510 $1,467 $1,511 $1,550 $1,557 $1,654 $1,728 $1,736 $1,805 $1,775 Eating & Drinking Places $668 $677 $683 $708 $725 $765 $821 $883 $912 $970 $986 Furnishing & Appliances $210 $229 $244 $244 $231 $252 $298 $335 $327 $370 $398 Bldg Materials & Farm Egint $459 $484 $531 $513 $585 $683 $789 $884 $936 $984 $1,075 Auto Dealers & Supplies $888 $982 $1,032 $604 $1,101 $1,248 $1,438 $1,693 $1,820 $2,062 $2,107 Service Stations $581 $567 $571 $604 $602 $543 $655 $774 $761 $778 $884 Other Retail Stores $636 $667 $630 $753 $826 $882 $2,104 $1,060 $1,094 $1,192 $1,215 Total Riverside County $6,368 $6,490 $6,537 $6,347 $7,049 $7,417 $8,216 $9,080 $9,354 $10,116 $10,451 Annual Growth 0.7% -2.9% 11.1% 5.2% 10.8% 10.5% 3.0% 8.1% 3.3% I Adjusted from taxable sales by 3% to reflect non-taxable drug sales 2 Adjusted taxable sales by 3 times to reflect total food store sales Source: California Board or Equalization, ERA Economics Research Associates VI-6 Development Opportunities in Ramona-Sanderson Corridor
ERA Table VI-5. SAN JACINTO SHARE OF COUNTY TAXABLE STORE SALES IN 2003 (Thousands of Dollars) City of City of Riverside San Jacinto's Share ilemet's Share San Jacinto Valley San Jacinto Hemet County Of County Of County Share of County Apparel Stores General Merchandise Food Stores Eating & Drinking Places Furnishing & Appliances Bldg Materials & Farm Egmt Auto Dealers & Supplies Service Stations Other Retail Stores $502 n/a $13,420 $16,457 $1,487 $3,910 $5,748 $22,474 $11,040 $10,146 $172,750 $34,732 $66,717 $15,494 $73,107 $203,173 $58,392 $51,036 $746,015 $2,671,971 $1,028,392 $1,713,632 $691,051 $1,868,995 $3,662,151 $1,536,240 $2,112,505 0.1% 1.4% 1.4% n/a 6.5% 6.5% 1.3% 3.4% 4.7% 1.0% 3.9% 4.9% 0.2% 2.2% 2.5% 0.2% 3.9% 4.1%. 0.2% 5.5% 5.7% 1.5% 3.8% 5.3% 0.5% 2.4% 2.9% Total Taxable Sales $75,038 $685,547 $16,030,952 0.5% 4.3% 4.7% Source: Cali Ibrnia Board of Equalization Economics Research Associates V1-7 Development Opportunities in Ramona-Sanderson Corridor
t RA
Riverside County
According to Costar, Riverside County has over 36 million square feet of leasable retail space
currently. The vacancy rate is only 6.8 percent, with available vacant square footage totaling
2.5 million. In the first two quarters of 2005, Riverside County absorbed more than 1.4
million square feet. Average annual absorption from 2000 to 2005 was 877,000 square feet.
Average lease rate in Riverside County is currently $15.34 triple net.
San Jacinto accounted for 96,000 leasable square feet, with a vacancy rate of about 31
percent. Lease rates were comparable to the county, at an average rate of $15.32 triple net.
Average annual absorption from 2000 to 2005 was about 2,900 square feet.
One of San Jacinto's largest retail developments is the 70,000-square-foot Farmer's Corner
mall, which was recently bought by the Roxbury Company of Century City. Tenants at the
mall include the Acapulco restaurant, Tap Daddy's Bar and Grill, and over 30 other specialty
retail stores and restaurants. Unfortunately, since its construction in 1980, the mall has
struggled to attract customers. Some of the mall's lackluster performance is blamed on the
building's design, which was initially intended to be a farmer's market and then was adapted
to a conventional commercial center. In addition to the Farmer's Corner mall, San Jacinto
also has several community shopping centers, a 12-screen movie theater, and several fast food
restaurants.
As indicated in the taxable sales data, neighboring Hemet has a significantly larger share of
the Valley's retail development, mostly concentrated along Florida Avenue. This includes the
Hemet Mall, the regional 250,000-square-foot shopping center anchored by Gottschalk's,
Sears and J.C.Penney, as well as power centers with tenants such as Target, Home Depot,
Lowe's, and others. Both Gottschalks and J.C. Penney have reported sales far beyond those
achieved in other regional centers in Southern California, with demand continuing to grow.
New "sit-down" restaurants have recently been developed along the Florida Avenue corridor
as well. Last year, the new Applebee's restaurant in Hemet achieved revenues far beyond
what had been projected for that location. Similarly, the new Chili's restaurant that opened in
May of this year in the same area has performed beyond expectations to generate more sales
than the restaurants in Temecula and San Diego, with more than four complete turnovers a
day and serving over 1,100 people on weekend days. This performance demonstrates that San
Jacinto is currently under-served in terms of commercial facilities.
Economics Research Associates VI-8
Development Opportunities in Ramona-Sanderson Corridor
ERA
PLANNED 11EVELOPMENT IN SAN JACINTO VALLEY
in addition to the recent development in the San Jacinto Valley described above, there are
other new projects in construction and planning stages in Hemet and San Jacinto. Among
these projects in the pipeline in San Jacinto is the Super Walmart development, currently
under construction at the corner of San Jacinto Avenue and Commonwealth. The project is
on a 26-acre site and will contain about 260,000 square feet of retail, including 230,000
square feet for WalMart, as well as fast-food restaurants, a pharmacy and other supporting
retail.
Currently, Hemet has several projects in the pipeline, including the possible expansion of the
Hemet Mall, and new store openings for major tenants like Marshall's, Petsmart, and Office
Depot on their way to Florida Avenue. There is also a planned project for 60,000 square feet
of mixed use development across from Hemet Mall which would include some retail uses.
DEMAND ANALYSIS
ERA developed a demand model to forecast retail demand in the San Jacinto Valley from
2005 to 2025. The model is built based on the following assumptions:
• In the demand model, we adjusted for the impact of real income growth considering
both macro economic conditions, such as business cycles, and micro economic
changes, such as the homebuilding boom and simultaneous climb in Riverside County
home prices driving up the average income of future residents.
• The aggregate retail demand is then calculated by multiplying the market area
population by the expected per capita retail sales for difference points in time.
Subtracting the 2005 sales from the projected 2015 and the 2015 sales from the 2025
sales calculate the growth in retail demand for the two time periods.
• The sales gain by category is then converted into retail square footage demand by
dividing by an estimated sales per square foot per year factor for each category.
• The retail square footage demand is then divided by an average floor area ratio (FAR)
to estimate gross retail commercial acreage demand. In this case, we applied an FAR
ratio of 0.2.
• We then assigned an estimated market capture rate by retail category for the city of
San Jacinto, resulting in the potential acreage demand in the city.
Economics Research Associates VI-9
Development Opportunities in Ramona-Sanderson Corridor
We then assigned an estimated "low" and "high" market capture rate by retail category
for the Gateway area based on the captured retail demand in San Jacinto, giving us a
range of potential acreage development in the project area.
This analysis is detailed in Table VI-6 for the 2005 to 2015 time period and Table VI-7 for
the 2015 to 2025 time period.
Based on ERA's model, from 2005 to 2015, there will be demand for an additional 4.3 million
square feet (500 acres) of retail space in the San Jacinto Valley. ERA estimated that the city
of San Jacinto would capture about 29 percent of the demand for new retail space. Therefore,
San Jacinto's share of the new retail development amounts to 147 acres. A significant portion
of the new development is expected to occur in the Gateway Area. In the low capture
scenario, the Gateway area would capture about 52 percent of total potential development in
San Jacinto. In the high capture scenario, the Gateway area would receive 62 percent of San
Jacinto's future retail development. The range of development occurring in the Gateway Area
in the next ten years is between 114 acres and 136 acres.
From 2015 to 2025, the additional demand for retail space in the San Jacinto Valley will total
almost 5.3 million square feet. The city of San Jacinto's capture of that demand is
approximately 31 percent for this period. Therefore, the total acreage of retail development
captured in San Jacinto is about 187 acres. Of this total, ERA estimated that between 57
percent and 66 percent of the city's future retail development would occur in the Gateway
Area. Based on this estimate, the potential for retail space in the project area from 2015 to
2025 is between 159 to 186 acres.
From 2005 to 2025, San Jacinto's new retail development potential will total 500 acres. The
Gateway Area could potentially capture between 273 to 322 acres of the future demand for
retail space in the city.
Economics Research Associates
VI-10
Development Opportunities in Ramona-Sanderson Corridor
Table V1-6. Retail Land Demand Forecast: 2005 to 2015 Trade Area - Cities of San Jacinto and Ileinct (San Jacinto Valley) 2005 2015 Growth in Demand from 20 5 to 2015 San Jacinto Valley Population 106,585 190,780 Real Income Adjustment 1 030 1.384 Trade Area San Jacinto Sanderson-Ramona Incremental Low Share of San Jacinto High Share of San Jacinto Total Market Area Demand Net Acreage Demand Share Net Acres 65% 60% 45% 45% 45%, 75% 45% 45% Apparel Stores Gen. Merchandise & Drug Food Stores Eating & Drinking Places Furnishing & Appliances 13Idg Materials & Farm Lunn Auto Dealers & Supplies Service Stations Other Retail Stores Per Capita 2004 ($000) $0.429 1,583 1.775 0,986 0.398 1,075 2.107 0,884 1.215 ($ 000) $47,114 $173,808 $194,841 $108,223 $43,643 $118,034 5231,279 $97,020 5133,413 (5 (t00) $113,333 418,098 468,693 260,331 104,983 283,934 556,346 233,382 320,927 Sales Sales/SF (5 00)1) $66,219 $225 244,290 230 273,852 450 152,108 300 61,340 220 165,899 275 325,066 NA 136,363 1300 187,514 250 So Ft Acres FAR 294,307 34 0.2 977,158 112 0.2 608,560 70 0.2 507,028 58 0.2 278,820 32 0.2 603,269 69 0.2 226,575 26 0.2 104,894 12 0.2 750,056 86 0.2 Stuart, of Trade Area 25% 30% 33% 30% 28% 30% 25% 30% 28% Demand Share 5 75% 20 70"A 10 55% 8 55% 5 70% 9 55% 5 85% 2 55% It 550/s Net Acres 6 24 13 10 1 1 6 2 13 8 34 23 17 9 21 7 4 24 Total Retail Stores $10.451 $1,147,375 52,760,1126 $1,612,651 4,350,667 499 29% 147 52% 76 62% 91 Allowance for Service Commercial and Entertainment Uses of 20%i 15 18 Allowance for Circulation and Access @ 30"42 23 27 Total Retail Acreage Demand 2005 to 2015 (low to high range) 114 136 Includes service commercial uses such as beauty salons, barbershops, Mycleaners, repair stores, educational and health services, pm essional and business services, etc. 2 Includes local streets, easements, landscaping and tuft features, etc. Source: Flizstats; pontos and Cents orShopping Centers; Economics Research Associates
Table V1-7. Retail Land Demand Forecast: 2015 to 2025 Trade Area - Cities of San Jacinto and Hemet (San Jacinto Valley) 2015 2025 Growth in Demand from 2015 to 2025 San Jacinto Valley Population 190,780 242,442 Real Income Adjustment 1.384 1,860 Trade Area San Jacinto Sanderson-Ramona Sy Ft Acres FAR Net Acreage Low Share of San Jacinto High Share of San Jacinto Demand Demand Apparel Stores Gen. Merchandise & Drug Food Stores Eating & Drinking Places Furnishing & Appliances Bldg Materials & Farm Enna Auto Dealers & Supplies Service Stations Other Retail Stores II 41 30 23 12 25 9 4 31 Per Capita 2004 ($000) $0.429 1.583 1.775 0,986 0.398 1.075 2,107 0.884 1.215 Total Market Area Demand (5 000) ($ 000) $113,333 $193,555 418,098 714,045 468,693 800,454 260,331 444,605 104,983 179,294 283,934 484,914 556,346 950,152 233,382 398,580 320,927 548,093 Incremental Sales Sales/SF ($ 000) $80,222 $225 $295,947 $250 $331,761 $450 $184,274 $300 $74,3 II $220 $200,980 $275 $393,806 NA $165,198 $1,301 $227,166 $250 Share of Trade Area 27% 30% 35% 33% 30% 30% 30% 30% 30% Share Net Acres 70% 8 GS% 26 50% 15 50% 12 65% 8 50%_ 13 75% 7 50% 2 50% 16 Share Net Acres 80% 9 75% 31 60% 18 60% 14 70% 8 60% 15 85% 8 60% 3 60% 19 356,542 41 0.2 1,183,790 136 0.2 737,247 85 0.2 614,246 71 0.2 337,779 39 0.2 730,838 84 0,2 274,487 32 0.2 126,978 15 0.2 908,664 104 0.2 Total Retail Stores $111.451 $2,760,026 $4,713,692 $1,953,666 5,270,571 605 31% 187 57% 106 66% 124 Allowance for Service Commercial and Entertainment Uses at 20% I 21 25 Allowance Mr Circulation and Access 30% 2 32 37 Total Retail Acreage Demand 2015 to 2025 (low to high range) 159 186 Total Retail Acreage Demant 20(15 to 2025 (low to high range) 273 Includes service commercial uses such as: beauty salons, barbershops, chycleaners, repair stores, educational and health services, professional and business services, etc. Includes local streets, easements, landscaping and entry features, etc. Source: Economics Research Associates
Big and medium box retailers and automobile dealerships are able to locate on the
south side in accordance to the required parcel depths. Automobile dealerships favor a
long frontage and do not require much parcel depth.
• It consolidates the two community dividers, the new Mid County Parkway and the
existing aqueduct, into a single corridor thereby minimizing the number of barriers to
community cohesion.
• It uses the aqueduct to buffer the negative influences of the freeway on the south side
and creates a good separator between the commercial uses on the north side of the Mid
County Parkway and the predominately residential uses on the south side of the
freeway and aqueduct.
• It places the new Highway 79 and Mid County Parkway interchange, and the
commercial properties around this interchange, further south in the San Jacinto Valley
and closer to more of the valley population.
• The eastern terminus of this Mid County Parkway leads to a strong potential location
for the Town Center—Civic Center complex. The parkway alignment and the location
of the Town Center could be designed so that as a driver approaches from the west, he
or she can see the Town Center at the end of the parkway with the San Jacinto
Mountains serving as a memorable backdrop. It would allow San Jacinto to convey a
sense of place that few newer communities in Riverside County have been able to
achieve. While not in the geographic center of the city, this location for a Town
Center would be easily accessible to San Jacinto residents from the west, south and
southeast.
iaure 11-1 Possible To
— —
n Center Locations
Economics Research Associates Project No. 16070
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Market Assessment and Economic Development Strategy for the Ramona-Sanderson Corridor
but it should certainly include the major properties around the Highway 79 and Mid County Parkway interchange. The cost of a high quality Specific Plan and EIR is expected to be in excess of $500,000, and it is fairly common for municipalities to recover that cost from the property owners or develops as the properties develop. As an alternative, the cost of the Specific Plan can be part of the residential entitlement for land negotiation. IMAGES OF A FUTURE SAN JACINTO TOWN CENTER
ERA
Economics Research Associates Project No. 16070
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11-8
ERA
Economics Research Associates Project No. 16070
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12.0%
10.0%
8.0%
6.0%
4.0%
2.0% 4
0.0%
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004
SECTION III.
ECONOMIC OUTLOOK AND DEMOGRAPHIC TRENDS
In this section, ERA analyzes the regional economic context for future development potential
in San Jacinto, including employment trends, key industries, and employment forecasts. In
addition, ERA presents an overview of construction trends and demographics in San Jacinto
and Riverside County, including historical population, race, educational attainment, income,
and population projections.
REGIONAL ECONOMIC OVERVIEW
Riverside County is part of the greater Inland Empire economy, which also includes San
Bernardino County. The Inland Empire currently employs approximately 1.15 million (non-
agricultural employment), a significant increase from 988,000 in 2000.
Riverside County's unemployment rate dropped from a high of 12 percent in 1993 to below
six percent in 2004. As shown in the chart below, Riverside County's unemployment rate
was consistently above the state level until 2002 and has been below the State average since.
Figure III-1. Unemployment Trends in Riverside County.
Unemployment Rates in Riverside County and California, 1990-2004
m Riverside County EI California
Source: California Employment Development Department; Economics Research Associates, 2005.
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tail Trade
13%
Advanced Services
32% Information and
Financial Activities
5%
Government
18%
Other Services
3% Akagriga...—___i
Natural Resources and
Construction
10% Manufacturing
10%
VVholesale Trade,
Transportation and
Utilities
9%
The economy of the Inland Empire is diverse, with employment distributed among many
industry sectors. The chart below illustrates the current industry mix in the Inland Empire:
Figure 111-2. Inland Empire Employment by Industry.
Employment in Inland Empire, 2004
Source: California Employrrent Developrnent Department; Economics Research Associates, 2005.
As shown, the largest labor markets are in advanced services including professional and
business services, educational and health services, and hospitality and leisure services (32
percent), government (18 percent), retail trade (13 percent), and manufacturing (10 percent).
Inc. Magazine ranked the Riverside-San Bernardino metropolitan area as the 6 th best place for
doing business in the country in 2005. The ranking was based on personal income data and
employment growth trends. According to the -U.S. Bureau of Economic Analysis, personal
income in the Inland Empire has grown at a rate of five percent annually, well above most
metropolitan areas. Due to a combination of relatively lower land costs, availability of land,
skilled workforce, and an extensive transportation network, the Inland Empire has been able
to attract many new companies and induce the expansion of local companies over the last 15
years. According to the California Employment Development Department, Riverside County
has added more jobs in the last 15 years than any other Southern California county.
The following table illustrates job gains in Riverside County compared to other counties in
California from 1990 to 2004:
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100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Figure 111-3. Ethnic Composition for Key Cities and Riverside County
Ethnic and Racial Composition of Key Cities
ERA
San Jacinto Hemet
Perris Moreno Valley
Riverside County
cm White le African Arrerican o Native American o Asian and Pacific Islander 0 Other Race
Source: US Census 2000; Economics Research Associates, 2005.
Figure 111-4 Hispanic and Latino Population in Key Jurisdictions, 2000.
Hispanic/ Latino Population as Percent of Total by Jurisdiction
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
57.3%
36.2% 38.4% 40.9%
3 .4 0 0
I
l
I
Riverside Hemet Moreno Valley Perris San Jacinto California
County
Source: US Census 2000; Econorrics Research Associates, 2005.
Economics Research Associates Project No. 16070
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Age
The chart below (Figure -5) illustrates the distribution of the population of each
jurisdiction by age group. As shown, seniors are more generously represented in the San
Jacinto Valley than in the county as a whole. This is largely due to the presence of many
retirement communities in the valley. Nearly a third of the population in Hemet is made up of
seniors in the 65 and over age groups. San Jacinto's share of seniors is at 17 percent,
compared to 13 percent and 11 percent in the county and state, respectively. By contrast,
Moreno Valley and Perris have a greater representation of children under 15 than the other
jurisdictions. Children compose 31 and 34 percent of the population in Moreno Valley and
Perris, respectively. Children under 15 make up 26 percent of the population of Riverside
County and 23 percent of the statewide population. In San Jacinto, this group represented 27
percent of the population, about the same level as the county
Figure 111-5 Distribution of Population by Age, 2000.
Distribution of Population by Age Group
100% --
90%
80%
70% -
60%
50%
40%
30%
20% -
10% -
0%
Riverside County
Hemet
Moreno Valley
Ferns San Jacinto
California
m Under 15 al 15-19 o20-24 o25-29 30-34 35-39 is 40-44 45-54 I 55-64 al 65-74 075
Source: US Census 2000; Econorrics Research Associates, 2005.
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100% -
90%
80% -
70% -
60%
50%
40% -
30%
20% -
10% -
Source: US Census 2000; Economics Research Associates, 2005.
fa No schooling Ei Less than 9th 0 9th to 12th 0 High school diploma El Some college o AA IR BA 0 Prof/ masters
Riverside County Hermt
Educational Attainment by Jurisdiction
Moreno Valley Perris San Jacinto California
EA
Educational Attainment
In tern-is of educational attainment, the jurisdictions of Western Riverside County vary from
one another. Countywide, about 50 percent of residents 25 or over had a high school diploma
or equivalent, compared to 43 percent in the state. Nearly 27 percent of the state's adults had
a bachelor's degree or advanced degree, compared to about 17 percent in Riverside County.
The individual communities profiled below showed similar patterns to the county. The
percentage of adult residents over 25 with a bachelor's degree or higher ranged from 7 percent
in Perris to 14 percent in Moreno Valley. In San Jacinto, about 9 percent of the population
over 25 had a bachelor's degree or further education.
Figure 111-6 Educational Attainment by Jurisdiction, 2000
However, recent trends indicate that the educational level of residents in Western Riverside
County is rising, as middle-income households from coastal counties (Orange County, San
Diego County, and Los Angeles County) relocate into the Inland Empire, due to the lower
cost of new housing and expanding employment opportunities in the region.
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100% •
90%
80% •
70%
60%
50%
40%
30%
20%
10%
0%
Income Distribution
According to the 2000 Census, the various communities of Riverside County varied in
household income distribution. As shown below, Hemet and San Jacinto had a higher
percentage of low-income residents than the county of Riverside and the state of California.
In 1999, approximately 36 percent of Hemet households and 33 percent of San Jacinto
households had incomes under $20,000. By contrast, 21 percent of Riverside County and 20
percent of California households had incomes under $20,000. Similarly, Hemet and San
Jacinto had a smaller percentage of wealthy households earning over $100,000, at three and
four percent, respectively, compared to the county (12 percent).
Figure 111-7. Distribution of Household Income by Jurisdiction, 1999
Distribution of Household Income by Jurisdiction
Riverside Herret Moreno Valley Perris San Jacinto California
County
Less than $10,000 m $10,000 -$19,999 0 $20,000- $29,999 0 $30,000- $39,999 is $40,000- $49,999
El
$50,000- $59,999 $60,000 - $74,999 Q $75,000- $99,999 gi $100,000 - $149,999 ts $150,000 +
Source: US Census 2000; Economics Research Associates, 2005.
Median household income was significantly lower in Hemet and San Jacinto than in
neighboring Moreno Valley and in the overall county. In 1999, median household income in
Hemet was $26,800 and $30,600 in San Jacinto, compared to $42,900 in Riverside County.
The median household income in Moreno Valley was higher than the county's at $47,400,
and very close to the state median of $47,500.
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$50,000
$45,000
$40,000
$35,000
$30,000
$25,000
$20,000
$15,000
$10,000
$5,000
$4/,40U
$42,900
$35,500
Median Household Income by Jurisdiction
Riverside Hemet
Moreno Valley Perris San Jacinto California
County
OR A
Figure 111-8. Median Household Income by Jurisdiction, 1999.
Source: US Census 2000; Economics Research Associates, 2005.
However, with new homes selling in the $300,000 to $400,000 range in the San Jacinto
Valley, median household incomes have risen since 2000 and will continue to increase rapidly
in the decade ahead.
Population Growth Forecasts
Forecasts by the Southern California Association of Governments (SCAG) show that the
region's rapid growth is expected to continue well into the next 20 years. By 2030, SCAG
estimates that Western Riverside County will add another million residents for a total
population of 2.4 million, with 400,000 new homes and 470,000 new jobs fueling this growth.
The growth rate in Riverside County will outpace San Bernardino, San Diego, Orange County
and Los Angeles County from 2000 to 2025.
Most of the population increase is forecast to come from domestic migration and high birth
rates. In 2003, WRCOG attributed 20 percent of the population growth in the county to
natural increase, and 80 percent to net migration. All of the communities within Western
Riverside County are expected to see significant growth, with the exception of Norco and
Canyon Lake.
Economics Research Associates Project No. 16070
Market Assessment and Economic Development Strategy for the Ramona-Sanderson Corridor
ATTACHMENT B
Key Items from the January 5, 2006 Ramona Expressway/Sanderson Avenue
Informational Meeting
On Thursday, January 5 th , at the San Jacinto Community Center, Bill Lee from the
Economic Research Associates gave an overview of the final findings of the Ramona
Sanderson Market Assessment to stakeholders and property owners in attendance.
Representatives from Rosenow Spevacek Group (RSG) attended the meeting to provide
information and facilitate the meeting.
The main issues raised during the meeting included the following:
• Specific location of the Town Center/Civic Center.
o Several locations were shown in the Assessment. The actual location is
dependent upon City discussion and action.
• Alternative Freeway locations, including why was the southern alignment
favored?
o Mr. Lee noted reasons for recommending the southern alignment,
including the existing aqueduct as a barrier and combining physical
constraints in one location and providing a physical separation to potential
residential uses to the south.
• Does the study assumes that land is consolidated when is actually divided into
different lots?
o The study considered that the area encompasses lots that are owned by
different property owners.
• Was there a recommended location for the medical facilities?
o The Assessment indicated a future need for medical facilities, however, no
specific locations were identified.
• What type of commercial business does the Study recommend?
o The Assessment recommends varying commercial businesses, which
could include major and minor retail, power centers, and destination
commercial.
• Will the General Plan be updated?
o The General Plan is in the process of being updated, with Planning
Commission hearings scheduled for the end of February.
• Does the General Plan include specific land uses?
o No, the General Plan identifies the area as "Specific Plan", which would
require the development of a specific plan to specify parcel by parcel land-
uses.
• Are there any new developments taking place within the Study Area?
o Yes, the City has continued to process applications for development.
• Comments where made that the acreage for commercial and office areas was too
aggressive.
o Mr. Lee noted that the land uses were projected over a period of time and
considering the build out potential for the area.
• What would happen if property owners within the Study Area want to develop
their land now?
o At this time, they could submit an application for processing.
• Would the City Council consider rolling the Study into the General Plan?
o This would be something that only the City Council could respond.
However, since the City has been in the process of updating it's General
Plan for approximately five years, at this time, staff would not recommend
a delay to accommodate land uses for the area.
• What is the difference between Specific Plan, the General Plan, and the Study?
o A specific plan would identify parcel specific land uses, infrastructure
needs, financing, land use criteria, and processing. The General Plan
provides the general land uses on a city-wide basis, as well as, general
goals and objectives for the City. The Market Assessment provides an
economic analysis and recommendations, specifically for the
Ramona/Sanderson Gateway Area.
• Should the City Council decide to undergo a Specific Plan for the entire Study
Area, how would that process work?
o The City would hire a planning firm to conduct the specific plan process.
The cost to prepare the plan would need to be determined.
• Is the input by property owners within the Study Area in comparable to the
findings of the Study?
o Mr. Lee indicated that based upon his meetings, the percentage of land
uses was in line with what most of the property owners he met with were
interested in.
• Concerns about how the final alignment of the Ramona Expressway is going to
affect property owners.
o The City has not decided which alignment would be recommended.
• Should a Specific Plan be decided for the entire Study Area how would the City
incorporate those property owners that want to hold on to their land?
o The specific plan process would include the property owners and provide
them an opportunity to comment. The final outcome would be based upon
the specific plan process.
• A comment was made that the aggressive long term commercial strategy in the
Assessment is not in the best interest of property owners that want to develop
their land sooner.
o The Assessment was conducted to determine the highest and best uses for
the City of San Jacinto and not necessarily on a parcel specific basis.
• Can property owners negotiate with the City Council the ratios allocated for
specific land use in the Study Area?
o The Assessment is a document to be used as a guide for future
development and therefore, Mr. Lee noted the opportunity for negotiation.
ATTACHMENT C
Ramona Expressway/Sanderson Avenue Market Asssement
November 16, 2005 Stakeholder Meeting Notes
Mr. Bill Lee from Economics Research Associates (ERA) presented a summary of his
findings included in the Market Assessment and Economic Development Strategy for
the Ramona Expressway/Sanderson Avenue. Copies ERA's PowerPoint presentation
and the Draft Executive Summary were distributed.
The following provides a summary of some of the questions and discussion items:
• Several questions were posed regarding the methodology of the Assessment.
o Mr. Lee provided an overview, based upon the information included in the
Study.
• Does the Commercial percentage include the 3,000 acres that Hemet is
annexing?
o The general area was taken into consideration in the Study.
Does the Assessment project build out?
o The Assessment projects out a thirty year period.
• Town Center discussion, location, negotiation opportunities, dedication of land.
o Mr. Lee included several potential sites for a Town Center and he
provided an overview of his methodology. Staff noted that the City
Council has not discussed a location for a Town Center and that this
discussion opens the door. The City has not taken a position on a Town
Center location, at this time.
• ERA recommended the southern Mid-County Parkway alignment — was there a
consideration of lost RDA tax increment?
o Mr. Lee noted that he believed the benefits outweigh the loss of revenue.
The City has not taken a position on the alignment.
• Economic viability of the land, long-term vs. absorption.
o Mr. Lee indicated that in his Assessment, he did take a long term view of
the Corridor and potential opportunities.
• A comment was noted that zoned land doesn't mean that it will ultimately be built.
The Assessment references the economics for the area, not specific land use
designations. Many property owners expected that there would be some reference
to specific land uses. Therefore, they could provide limited comments, since they
really did not know the impacts to their specific property.
The Stakeholders requested an opportunity to review the Study. Staff concurred
with the request.
The Assessment would be presented to the City Council after the first of the year.
Specific dates were being reviewed.
ATTACHMENT D
Other general comments, provided to staff on the Assessment.
• The amount of commercial included in the Assessment seems higher than
the area can support in the short term.
o The Assessment projects out development over a thirty-year
period.
• If the City moves forward with designating land uses, based upon the
Assessment and the property owners must hold their property, how will
the City compensate them?
o The City, as part of its normal business, identifies land uses in the
form of Zoning and the General Plan, based upon the needs of the
City. The City does not provide compensation for properties being
held for future development.
• The property owner that owns the property adjacent to the Mobil Station
requests a commercial designation.
• If the City determines a specific plan is the process to follow, who will pay
for preparation of the plan?
o The City Council will consider financial alternatives.
• Will applications in process continue to be processed?
o The City Council has not indicated a hold on development
applications. The City is currently processing development
applications within the Corridor.
1
ATTACHMENT E
Market Profiles
& Real Estate Research and Consuhants for over 30 years
January 20, 2006
Honorable City Council
City of San Jacinto
c/o Mary E. Lanier
ROSENOW SPEVACEK GROUP, INC.
309 West Fourth Street
Santa Ana, CA 92701
RE: ERA REPORT
RAMONA EXPRESSWAY/SANDERSON AVENUE CORRIDOR
Dear Lady and Gentlemen:
The following letter summarizes a review of the Economics Research Associates (ERA)
report, which was performed pursuant to a contract awarded to ERA by the City of San
Jacinto, regarding the Ramona-Sanderson Corridor. The review was based on the
more than 30 years of experience of our firm and my personal experience over a similar
period in conducting real estate-related research and consulting throughout the area.
For your reference, attached to this letter is a copy of my professional resume.
In preparation of this analysis, we have read the ERA report, analyzed its methodology
and conclusions, and compared those conclusions to the ones in a report prepared by
Market Profiles (MP) in 2005 on the same subject. ERA estimates a total of 1,700
acres in their study area, while MP's report was based on a 1,400-acre total.
The ERA report is organized into seven sections, including an Introduction (Section l),
Executive Summary and Recommendations (Section II) and Economic/Demographic
Trends (Section III). The remaining four sections address each of the potential land use
elements, with four of the five sections (IV, V, VI and VII) presenting detailed statistics-
based analyses of demand for non-residential uses. The Residential demand section
(IV) is presented as an "overview", based largely on summary statistical data that does
not address the dynamics of the market that typically are found through primary
research.
The most significant findings of the ERA report are contained in Section II (Executive
Summary and Recommendations). In that section, ERA presents its recommendations
for allocations of land to various uses, including commercial, civic, transportation and
flood control, and residential.
In addition, Section II contains an extensive analysis of the Civic facilities, as well as
Transportation and Flood Control and Community Center that the city requires. A
portion of Section II recommends strategies for "negotiations with major land owners"
200 North Tustin Avenue, Suite 102, Santa Ana, Ca. 92705
(714) 546-3814 Fax (714) 546-0953
Market Profiles of California
and essentially says that residential entitlements should be conditioned on the
dedication of large areas of land for future commercial and civic needs of the area.
Following are key observations regarding the ERA recommendations.
Li Table 11-1 in the ERA report shows that there is total projectable demand
(based on their 2025 mid-point forecast) for 473 acres' of "Commercial
and Civic Uses." At that point, ERA states that the city's population will
grow to nearly 90,000, although "additional growth" is expected after
2025.
O Apparently on the basis of this "additional growth", ERA projects an
additional 297 acres of need for non-residential uses in the Gateway
area, and thus recommends that a total of 770 acres (45 percent of the
1,700-acre total) be reserved for future development of non-residential
uses.
O In addition to the 770 acres of non-residential uses, ERA "assumes" an
additional 500 acres for "transportation or other infrastructure and open
space systems," leaving just 430 acres (25 percent) for residential
development. In comparison, the MP report allocated approximately 990
acres (71 percent of the study area) to residential uses across a range of
densities.
While the ERA report presents a great deal of statistical background, it appears that the
findings and recommendations are based more on City-directed policy considerations
than on a true demand-based analysis of the area. Further, the ERA recommendations
ignore certain planning principles that typically govern the placement of various land use
elements.
D The policy goals (characterized as "economic development objectives")
are contained in Section 1, and it appears that they are the basis for
ERA's heavy emphasis on providing for "retail goods and services . . .
jobs . . . tax revenues . . . and creating a community core", rather than
providing for the documented market-based needs of the community for
housing. In fact, ERA says in its own statement (on page IV-5) that :
"The issue in the Ramona Sanderson Corridor is the risk [emphasis
added] of strong single-family demand pre-empting other land uses
important to the community's future in terms of jobs, taxes and a
unique sense of place."
O The projected acreages for non-residential uses appear to be totally
policy-directed (rather than market-based), even in the context of ERA's
own demand projections. As the report states (Table 11-1), by 2025 there
could be demand for up to 473 acres of non-residential uses, with an
additional 293 acres reserved for "future uses." This is an increase of 63
'Excluding from the calculation 150 acres for uses apparently not anticipated over the next 20 years (i.e.,
Medical Campus, Town Center and Community Center).
Page 2 I120/2006
Market Profiles of California
percent of acreage in such uses, even though ERA implies that additional
household growth in the area might be just 25 to 30 percent 2 .
U By placing the commercial uses at the northernmost end of San Jacinto
Valley (at the base of foothills), it creates a trade area for those
businesses (particularly the retail ones) that is semi-circular in shape
(rather than the typical circle), due to the largely undevelopable state of
most of the land to the north of the plan area. Thus, the businesses that
ERA expects to attract must be willing to agree that such a plan can draw
from an area to the south (probably extending into Hemet and Menifee)
and possibly west (into Romoland and Penis), wide enough to be able to
justify their locating within the study area.
D Given that there will be significant new commercial activity built
throughout the area (including well in excess of 1 million additional
square feet along the better-positioned 215 Corridor), the prospects for
locating significant numbers of retailers at the northern extremity of the
area are difficult, at least in the time frame that ERA suggests. Retailers
have demonstrated a strong preference to locate near major
transportation corridors, and — although the subject area will be at the
intersection of two major traffic arteries — the 215 Corridor will carry
significantly more traffic than either of the improved roadways.
D At typical planning parameters (in FAR terms), ERA is calling for land that
will allow for development of more than 4 million square feet of
commercial retail space 3 within the study area. ERA reports that San
Jacinto's share of Riverside County's taxable retail sales in 2003 was just
0.3 percent. The projected 4 million square feet of new space is equal to
approximately 20 percent of all current retail space in the two-county
Inland Empire area, and is about twice the total in the world-class South
Coast Plaza shopping center in Orange County.
We appreciate the opportunity to offer these comments, and would be pleased to
expand on them as requested. Thank you for your interest.
Sincerely,
MARKET PROFILES INC.
Robert Reicher
Principal
2 This figure is based on ERA's projected expanded areas for such population-based services as Retail
Commercial and Office Business Park, as summarized in Table 11-1.
3 To put that into perspective, in the entire Inland Empire (all of Riverside and San Bernardino Counties),
ERA estimates that there currently is a total of 85 million square feet of retail space, and that a total of
about 4.2 million square feet of retail space was built throughout Inland Empire during 2004.
Page 3 1/20/2006
ROBERT REICHER
PRINCIPAL
Mr. Reicher has been active in the real estate development industry since 1970. Prior to joining
Market Profiles, he has held positions as Manager-in-Charge of real estate consulting for
Deloitte & Touche, as well as Principal with Economics Research Associates, Director of
Operations for The Goodkin Group and Director of Research for a major multi-market
developer/builder.
Mr. Reicher has been involved in the planning, processing, development, building and
marketing of major residential, resort and commercial/mixed use developments, ranging from
free-standing residential income properties to large-scale, multi-use resorts and planned
communities across the U.S., as well as in Canada, Japan and other Pacific Rim countries.
Among Mr. Reicher's areas of experience and expertise are the following:
• Market and financial feasibility studies of residential, retail/commercial, office, industrial,
resort/hotel, and mixed use projects.
• Creation of development, advertising and marketing plans for planned community and resort
projects at various stages of project life cycle
• Consumer and trade focus group studies and surveys
• Acquisition and disposition analysis for major commercial and industrial property
transactions and 1031 exchanges
• Preparation of project pro formas and other due diligence materials for debt and equity
offerings or transaction decision-making
• Creation of marketing plans for workout of troubled projects
• Strategic business plans for start-up entities and ongoing operations or restructuring of
existing companies
• Structuring and negotiation of major property purchase and financing packages
• Expert witness and consulting for complex commercial litigation involving office, hotel,
resort, and retail properties
• Valuation of undeveloped land and developed commercial properties
• Fiscal impact and economic impact analysis of proposed developments
• Public/private development programs for local governments
Mr. Reicher holds a BS degree from University of California Los Angeles and MBA in Marketing
from University of Southern California. His expertise in residential and commercial real estate
has been utilized in an expert witness capacity before various boards, commissions and courts.
He also is a licensed Real Estate Broker in the State of California.
i
Market Profiles
ATTACHMENT F
February 7, 2006
COUNCIL MEETING DATE
FEBRUARY 16, 2006
MARKET ASSESSMENT AND ECONOMIC DEVELOPMENT STRATEGIES
FOR THE RAMONA-SANDERSON CORRIDOR
Dear Sir or Madam:
The City Council will consider action on the completed Market Assessment and Economic
Development Strategies, prepared by Economics Research Associates (ERA) for the
Ramona/Sanderson Corridor, during their regularly scheduled meeting on February 16, 2006
City Council Meeting at 7:00 p.m. at:
City of San Jacinto City Council Meeting
San Jacinto Unified School District Board Room
2045 South San Jacinto Avenue
San Jacinto, CA 92583
The Staff Report, with attachments, is anticipated to be available on Friday afternoon,
February 10, 2006. Those on the email list will be sent an electronic copy. If you would like a
copy sent or emailed, please contact Zoe Urrutia at (714) 541-4585 extension 126.
Please feel free to contact me at (949) 701-1606, if you have any questions, or need
additional information.
Sincerely,
ROSENOW SPEVACEK GROUP
Mary E. Lanier
Senior Associate
AGENDA ITEM 5,3 I
February 6, 2006
The Honorable Mayor and Members of the City Council
FROM: Dorothy L. Chouinard, City Clerk
SUBJECT: Local Appointments List / Agency / Committee / Subcommittee /
Appointments
RECOMMENDATION:
) Consider Mayor's selection to Local Appointments List with confirmation by
Council for the outside agencies.
2) Consider Mayor's selection of Standing Committees, and absent unanimous
consent, approve by majority vote the desired slate.
BACKGROUND:
Subcommittee and agency representatives' appointments are made annually.
Historically, at the second meeting in December the mayoral appointments are made for
1) representatives to other agencies; and 2) City Council subcommittees. December's
second meeting was adjourned to January 5, 2005 and subsequently, the appointments
agenda item was continued until a full council would be present.
DISCUSSION:
In the "City of San Jacinto City Council Orientation Handbook" the Council Committees
are Planning Commission, Community Preservation Committee, Estudillo Mansion
Committee, Accessibility Appeals Board and Cultural Advisory Commission, which are
appointments made during different times of the year. The subcommittees'
appointments are made annually, unless a vacancy occurs. It is not unusual for the
subcommittees to change on an annual basis as needs arise.
BUDGETARY IMPACT:
None
ATTACHMENTS:
None
Page 1 of 1
AGENDA
REGULAR MEETING of the SAN JACINTO REDEVELOPMENT AGENCY of the CITY
OF SAN JACINTO
FEBRUARY 16, 2006
Immediately Following the Regular City Council Meeting
San Jacinto Unified School District Board Room
2045 South San Jacinto Avenue, San Jacinto, California
ORGANIZATION
1.1 Call to Order
1.2 Roll Call
PUBLIC COMMENTS
Now is the time for the public to address the Agency on any subject not listed on the agenda. Any
person may address the Agency on any subject pertaining to Redevelopment Agency business not
listed on the Agenda during this portion of the Meeting. A limitation of three (3) minutes shall be set
for each person desiring to address the Agency Directors.
CONSENT CALENDAR
The matters listed under Consent Calendar are considered routine and will be enacted by one
motion by Agency Members in the form listed. There will be no separate discussion on these
items prior to the motion unless members of the Redevelopment Agency, staff or the public
requests a specified item be removed and/or discussed.
3.1 June 30, 2004 Regular Meeting Minutes / Approve / City Clerk
3.2 November 4, 2004 Special Meeting Minutes I Approve / City Clerk
3.3 February 2, 2006 Regular Meeting Minutes / Approve / City Clerk
PUBLIC HEARING
None
Redevelopment Agency Agenda
February 16, 2006
Page 2 of 2
CITY DEPARTMENTS
5.1 Market Assessment and Economic Development Strategies for the Ramona
Expressway / Sanderson Gateway Area / Receive and File; Direct staff to
solicit proposals for the preparation of a specific plan to identify lands uses,
infrastructure, design and financing; Use said document as a guide for the
development of a specific plan for said area; Direct staff to identify a funding
mechanism to finance the preparation of the specific plan and include the
stakeholders during the process of preparing the specific plan / Community
Development Director and Consultant
5.2 FY 2005-06 RDA Mid —Year Budget Adjustments / Approve and
Appropriate $54,165 in Expenditures / Finance Director
CHAIRPERSON / MEMBER REPORTS / DISCUSSIONS
None
OPEN SESSION ANNOUNCEMENTS
CLOSED SESSION
None
ADJOURNMENT
It is the intention of the City of San Jacinto to comply with the Americans with Disabilities Act
(ADA) in all respects. If, as an attendee or a participant at this meeting, or in meetings on a
regular basis, you will need special assistance beyond what is normally provided, the City will
attempt to accommodate you in every reasonable manner. Please contact City Hall at (951)
537-6358, at least 48-hours prior to the meeting to inform us of your particular needs and to
determine if accommodation is feasible.
If you challenge any action of the Redevelopment Agency Board in court, you may be limited to
raising only those issues you or someone raised at the public hearing described in this notice, or
in written correspondence delivered to the Redevelopment Agency (c/o Redevelopment
Secretary) at, or prior to, the public hearing.
I, Dorothy L. Chouinard, Secretag of the San Jacinto Redevelopment Agency, do hereby certify that I caused
to be posted the foregoing agenda the 10 ,6 day of Te6rualy, 2006, as required by law.
Dorothy L. Chouinard, Agency Secretary
AGENDA ITEM 3.1
February 16, 2006
TO: The Honorable Mayor and Members of the City Council
FROM: Bernie Simon`— Finance Director
SUBJECT: Approve Warrant Register for Warrants, Prepaid Checks, and
Payroll Checks — Government Code 37200
RECOMMENDATION:
By motion, approve the warrant register for the warrants, prepaid items, and
payroll checks issued since the. last Council meeting, for the period ending
February 16, 2006
BACKGROUND:
The Council, acting in its oversight role, formally reviews disbursements made
through the A/P warrant registers and payroll checks.
DISCUSSION:
All warrants, pre -paid checks, and payroll checks require Council approval.
The following are the warrant and check numbers for this cycle:
Warrant/Prepaid.# s
Cycle Dates
Payroll Checks
Cycle Date
74001-74218
February 16, 2006
17601-17616
February 16, 2006
Payroll information is available for Council review in the Finance Department.
ALTERNATIVES:
1) Approve Warrant Register
2) Decline to Approve
FISCAL IMPACT:
Adequate funds have been budgeted to cover the subject expenses.
ATTACHMENTS:
1 — Detailed listing of invoices paid and warrant register.
Approvals
City Manager: ('-d`)
Finance Director:
Page 1 of 1
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74001
1/23/06
California state controller
REQUEST 1/23/06
Fees for audit 04/05
010-1400-414.30-90
100.00
100.00
74004
1/27/06
A.a. chamberlain & assoc.
REQUEST 1/12/06
Reim water dep # 00005110
050-0000-229.08-70
500.00
500.00
74005
1/27/06
Abm janitorial services
2535190
01/06 cleaning services
010-1400-414.34-05
520.00
520.00
74006
1/27/06
AI's kubota tractor
199645
201090
201091
Supplies
Supplies
Supplies
010-7100-410.33-30
010-7100-410.33-30
010-7100-410.33-30
32.27
65.42
26.92
124.61
74007
1/27/06
Allen tire company
186869
Auto repair
010-7100-410.33-50
21.97
21.97
74008
1/27/06
American forensic nurses
21298
21313
21422
Analysis
Analysis
Analysis
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
36.95
400.00
260.00
696.95
74009
1/27/06
Anady's trophies
55144
55162
Supplies
Supplies
010-2500-425.21-10
010-2510-425.40-12
166.37
576.46
742.83
74010
1/27/06
Arrow printing
4539
4539
Supplies
Supplies
010-1100-411.21-10
010-7400-425.21-10
59.80
19.94
79.74
74011
1/27/06
Ballard gas #1159
157140
Propane
010-3110-431.35-12
582.80
582.80
74012
1/27/06
Bio-tox laboratories
14446
14456
14457
Analysis
Analysis
Analysis
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
339.06
83.53
35.00
457.59
74013
1/27/06
Blind man, the
96787
Blinds
010-3100-431.33-50
176.71
176.71
74014
1/27/06
Board of equalization
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
010-3100-431.33-10
069-3100-431.40-45
010-1700-417.21-10
010-3200-431.40-45
024-3100-431.33-30
010-1400-414.21-10
050-1400-414.21-10
055-1400-414.21-10
059-1400-414.21-10
050-9000-450.33-30
23.37
44.18
9.47
358.23
11.45
9.07
7.03
7.03
7.03
2,409.06
27,969.00
Page 1
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74014...
1/27/06...
Board of equalization...
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
010-7101-410.33-30
096-1700-417.36-25
010-1110-411.21-10
010-1100-411.21-10
010-4150-410.33-30
082-3200-431.40-45
099-1700-417.30-16
010-1110-411.34-05
010-1111-411.30-90
055-4170-450.21-80
064-3100-431.40-45
010-7100-410.33-30
134.04
370.84
13.33
6.39
457.25
23,641.92
7.36
10.02
93.18
7.86
231.73
109.16
27,969.00...
74016
1/27/06
Ced consolidated electrical
2983-442472
2983-442477
Supplies
Supplies
010-2500-425.33-10
010-2500-425.33-10
106.56
61.09
167.65
74017
1/27/06
Chevron
7898195974512
7898195974601
11/05 gasoline
12/05 gasoline
024-3100-431.21-70
024-3100-431.21-70
172.20
70.78
242.98
74018
1/27/06
Fitzpatrick contstruction
REQUEST 1/17/06
Exterior gate repair
010-3100-431.33-10
168.75
168.75
74019
1/27/06
Hemet industrial supply
27658
Supplies
010-7100-410.21-80
56.54
56.54
74020
1/27/06
Hemet valley tool & supply
20516
Supplies
010-7100-410.21-80
79.74
79.74
74021
1/27/06
Home depot credit services
4022378
8127668
0023205
7122023
Supplies
Supplies
Supplies
Supplies
010-7100-410.33-30
010-7100-410.33-10
010-7100-410.33-10
010-7100-410.33-10
172.24
43.10
179.50
119.45
514.29
74022
1/27/06
I.b. reprographics
57411
52067
61634
Digital master copy
Digital master copy
Comp of Ip well report
010-4100-410.21-10
080-9100-450.40-01
010-1200-412.21-10
35.58
236.26
46.26
318.10
74023
1/27/06
Infosend inc.
20514
20514
20514
Postage
Postage
Postage
050-1400-414.21-10
055-1400-414.21-10
059-1400-414.21-10
169.79
169.79
169.78
509.36
a.. -'2
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74024
1/27/06
Inland chevrolet
CVCS195755
Auto repair
010-4150-410.33-50
555.50
555.50
74025
1/27/06
Long beach uniform co.
725256
734150
733665
740564
Uniform supplies
010-3100-431.21-35
010-3100-431.21-35
010-3100-431.21-35
010-3100-431.21-35
1,114.20
201.17
299.17
386.37
2,000.91
Uniform supplies
Uniform supplies
Uniform supplies
74026
1/27/06
Micro mobile
14511
Supplies
056-4150-410.33-50
93.62
93.62
74027
1/27/06
Mission uniform services, inc.
17981489
Carpet/mat supplies
010-4150-410.21-35
16.92
16.92
74028
1/27/06
Overnight industrial
29811
29850
Supplies
Supplies
010-1400-414.21-10
010-2500-425.21-10
38.68
113.17
151.85
74029
1/27/06
Paetec communications, inc.
1928239
Telephone
010-3100-431.35-16
881.16
881.16
74030
1/27/06
Perma
1/12/06
Administrative fee
010-4150-410.33-30
50.00
50.00
74031
1/27/06
Pip printing
81068
Supplies
010-3100-431.36-10
17.00
17.00
74032
1/27/06
Pju telecomm
13517
13569
Telephone
Telephone
010-2500-425.33-30
010-2500-425.33-30
64.50
64.50
129.00
74033
1/27/06
Reliable
FBV26800
FBV26800
FBR20700
FBR20700
FBR21000
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
010-2500-425.21-10
010-1400-414.21-10
010-1200-412.21-10
010-4100-410.21-10
010-1110-411.21-10
286.04
74.41
23.29
72.01
24.77
480.52
74034
1/27/06
Riverside, county of
REQUEST 1/17/06
Recordation fees
010-4100-410.21-10
64.00
64.00
74035
1/27/06
Shaw, ken
REQUEST 1/17/06
Reim of flower purchase
010-2510-425.40-12
25.00
25.00
74036
1/27/06
Stk architecture, inc.
15934
15935
11/05 professional sery
11/05 professional sery
082-3200-431.40-01
082-3200-431.40-01
1,422.12
385.00
1,807.12
74037
1/27/06
Trans union Ilc
12562416
12562416
12562416
12/05 credit check fees
12/05 credit check fees
12/05 credit check fees
050-1400-414.21-10
055-1400-414.21-10
059-1400-414.21-10
37.54
37.54
37.55
112.63
74038
1/27/06
United communities network
2994
2994
12/05 main st clean up
12/05 vir lee/city hall
010-7100-410.34-05
010-2500-425.33-10
987.00
1,050.00
5,037.00
Page 3
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74038...
1/27/06...
United communities network...
2976
Johnson-455 e 7th st
099-9700-470.40-01
3,000.00
5,037.00...
74039
1/27/06
Valley chronicle, the
3516644
3516645
Advertisement
Advertisement
010-2510-425.40-09
010-2510-425.40-09
115.20
115.20
230.40
74040
1/27/06
Valley service connection
2967
2964
2966
2974
Requlsky-1600 s. san jaci
Wawless-2150 san jac #9
Ruditis-144 old mt. road
11/05 322 main clean up
099-9700-470.40-01
099-9700-470.40-01
099-9700-470.40-01
010-2500-425.33-10
1,950.00
1,590.20
2,000.42
504.00
6,044.62
74041
1/27/06
Vista paint
52011530
Supplies
010-7101-410.33-30
116.81
116.81
74042
1/27/06
Vulcan materials company
481233
481234
Supplies
Supplies
010-4150-410.33-30
010-4150-410.33-30
219.04
290.76
509.80
74043
1/27/06
Walker, george & ruth
REQUEST 1/17/06
REQUEST 1/17/06
REQUEST 1/17/06
Reim credit acct#00022021
Reim credit acct#00022022
050-0000-308.09-10
050-0000-308.09-10
050-0000-308.09-10
96.34
127.11
86.92
310.37
Reim credit acct#20019034
74044
1/27/06
Xerox corporation
193502624
14172072
13671605
14291112
Supplies
11/05 lease on copier
10/05 lease on copier
11/05 lease on copier
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
92.67
527.86
182.81
182.81
986.15
74045
2/2/06
Layne christensen company
REQUEST 02/01/6
Final billing
052-9000-450.40-01
173,850.00
173,850.00
74048
2/3/06
Abm janitorial services
2443815
2535184
2535180
3443811
12/05 cleaning service
01/06 cleaning service
01/06 cleaning service
12/05 cleaning service
010-3110-431.33-10
010-3110-431.33-10
010-3100-431.33-10
010-3100-431.33-10
148.00
148.00
842.00
842.00
1,980.00
74049
2/3/06
Adams, tiffany
REQUEST 1/06/06
Reim water dep # 10021106
050-0000-229.08-70
250.00
250.00
74050
2/3/06
Al's kubota tractor
202793
Supplies
010-4150-410.21-80
5.00
5.00
74051
2/3/06
Alvarez, arthur
REQUEST 1/06/06
Reim water dep # 20005045
050-0000-229.08-70
9.45
9.45
74052
2/3/06
American citi corp.
1066
1066
12/05 car washes
12/05 car washes
010-3300-431.33-50
010-1400-414.33-50
25.95
4.99
30.94
74053
2/3/06
Anady's trophies
53962
Plaques - vest/prince
010-3100-431.21-10
77.58
77.58
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74054
2/3/06
Andre landscaping service, inc.
10541
10554
10560
10561
10596
01/06 maintenance
01/06 maintenance
01/06 maintenance
01/06 maintenance
01/06 maintenance
010-7100-410.34-05
301-8833-500.34-05
010-6500-425.34-05
010-7100-410.34-05
302-8833-500.34-05
25,971.32
2,300.00
500.00
480.00
550.00
29,801.32
74055
2/3106
Apple -one employment services
CA-4847887
CA-4851451
12/31/05 temp employees
01/07/06 temp employees
010-3300-431.30-90
010-3300-431.30-90
942.40
843.99
1,786.39
74056
213/06
Applied earthworks inc.
1248-07
12/05 historic strc repor
028-6500-425.40-01
2,178.42
2,178,42`
74057
2/3/06
Arrow printing
4541
4544
4544
4544
Office supplies
Office supplies
Office supplies
Office supplies
010-3310-431.21-10
010-1700-417.21-10
096-1700-417.21-10
010-3300-431.21-10
205.80
103.44
103.44
103.44
516.12
74058
2/3/06
Astarabadi, lemia
REQUEST 1/06/06
Reim water dep # 10029084
050-0000-229.08-70
2.74
2.74
74059
2/3/06
B & w pipe & supply
70387
70753
70882
71853
Supplies
Supplies
Supplies
Supplies
010-7100-410.33-30
010-7100-410.33-30
010-7100-410.33-30
010-7100-410.33-30
11.00
214.51
62.41
68.96
356.88
74060
2/3/06
Bailey, dorothy
REQUEST 1/06/06
Reim water dep # 20009101
050-0000-229.08-70
20.78
20.78
74061
2/3/06
Barrow construction inc.
REQUEST 1/20/06
REQUEST 1/20/06
REQUEST 1/20/06
Romo-704 santa fe
Redford-379 w 2nd street
Ramos-575 hewitt street
099-9700-470,40-01
099-9700-470.40-01
099-9700-470.40-01
2,695.00
10,877.00
6,995.00
20,567.00
74062
2/3/06
Beach construction, inc.
REQUEST 1/31/06
Material draw
096-9700-470.40-01
14,660.00
14,660.00
74063
2/3/06
Berkewel, mary ward
REQUEST 1/06/06
Reim water dep # 30026082
050-0000-229.08-70
50.00
50.00
74064
2/3/06
Best best & krieger Ilp
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
096-1111-411.30-90
050-1111-411.30-90
010-1111-411.30-90
010-1700-417.30-90
065-0000-201.08-83
065-0000-201.08-10
565.50
446.97
22,353.85
11,881.42
339.00
1,389.95
40,912.08
Page 5
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74064...
2/3/06...
Best best & krieger Hp...
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
065-0000-201.08-13
065-0000-103.12-68
033-8850-500.30-90
033-8850-500.30-90
026-7190-500.30-91
026-7190-500.30-91
026-7190-500.30-91
400-4150-500.30-90
900.45
415.50
423.84
527.34
517.50
517.50
517.50
115.76
40,912.08...
74066
2/3/06
Bio-tox laboratories
14572
14583
Analysis
Analysis
010-3100-431.34-05
010-3100-431.34-05
703.60
288.08
991.68
74067
2/3/06
Blind man, the
96672
Blinds - 160 w 6th street
010-3100-431.33-10
536.60
536.60
74068
2/3/06
Boot barn
IVC0000911
IVC0001046
IVC0001046
Boot purchase - baeza
Boot purchase - d. frankl
Boot purchase - j.grinder
050-9000-450.21-35
050-9000-450.21-35
010-7100-410.21-35
150.00
111.50
266.66
528.16
74069
2/3/06
Business press, the
12/26/05
Subscription
096-1700-417.21-10
59.00
59.00
74070
2/3/06
Caballero, jose
REQUEST 1/06/06
Reim water dep # 00027001
050-0000-229.08-70
50.00
50.00
74071
2/3/06
California overnight
4954000
4954000
4954000
4954000
4954000
4954000
4954000
4954000
Postage
Postage
Postage
Postage
Postage
Postage
Postage
Postage
026-7190-500.30-90
026-7190-500.30-90
033-8850-500.30-90
400-4150-500.30-90
400-4150-500.30-90
033-8850-500.30-90
010-3300-431.21-10
010-1700-417.21-10
6.62
3.19
3.19
3.19
4.14
4.12
11.22
24.25
59.92
74072
2/3/06
Cardenas, rosa
REQUEST 1/06/06
Reim water dep # 10024074
050-0000-229.08-70
24.66
24.66
74073
2/3/06
Ced consolidated electrical
2983-442554
Supplies
050-9000-450.33-30
11.08
11.08
74074
2/3/06
Chavez, cesar
REQUEST 1/06/06
Reim water dep # 00006065
050-0000-229.08-70
7.02
7.02
74075
2/3/06
Chavez, pedro
REQUEST 1/06/06
Reim water dep # 00022078
050-0000-229.08-70
4.98
4.98
74076
2/3/06
Chayse, gila
REQUEST 1/06/06
Reim water dep # 10029079
050-0000-229.08-70
50.00
50.00
0
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74077
2/3/06
Civic stone
2612
12/05 service
099-9700-470,40-01
948.67
948.67
74078
2/3/06
Clark, cher
REQUEST 1/06/06
Reim water dep # 50022018
050-0000-229.08-70
17.34
17.34
74079
2/3/06
Clark, jeff
REQUEST 1/06/06
Reim water dep # 20030073
050-0000-229.08-70
16.97
16.97
74080
2/3/06
Clark's towing and recovery
S13657
Towing fees
010-4150-410.33-50
50.00
50.00
74081
2/3/06
Cnh homes
REQUEST 1/24/06
REQUEST 1/24/06
Reim credit acct#00002383
Reim credit acct#00002013
050-0000-308.09-10
050-0000-308.09-10
15.16
25.23
40.39
74082
2/3/06
Contreras, ignacio
REQUEST 1/06/06
Reim water dep # 20007108
050-0000-229.08-70
3.26
3.26
74083
2/3/06
Cordrey, april
REQUEST 1/24/06
Reim water dep # 00001079
050-0000-229.08-70
1.39
1.39
74084
2/3/06
Corky's pest control, inc.
STMT 01 /11 /06
01/06 pest control
010-3100-431.33-10
125.00
125.00
74085
2/3/06
David leonard associates
1-1-06
1-2-06
1-3-06
Planning srvc-villages
Planning srvc-park hill
Planning srvc-rancho estr
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
437.50
274.12
275.92
987.54
74086
2/3/06
David taussig & associates, inc.
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
4,554.19
Page 7
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74086...
2/3/06...
David taussig & associates, inc....
5110112
5110112
5110112
5120133
5120134
5120202
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
12/05 annexation no. 23
12/05 annexation no. 24
12/05 special tax admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
034-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
25.00
25.00
25.00
477.95
497.48
1,330.92
87.40
87.00
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.64
4,554.19...
74090
2/3/06
Davis, jennifer
REQUEST 1/24/06
Reim water dep # 00000350
050-0000-229.08-70
41.21
41.21
74091
2/3/06
Deleon, nohemi
REQUEST 1/06/06
Reim water dep # 40019039
050-0000-229.08-70
24.79
24.79
74092
2/3/06
Dewey's electric
12/02/05
160 6th st-electrical sry
010-3100-431.33-10
347.40
347.40
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74093
2/3/06
Divines real estate
REQUEST 1/06/06
Reim water dep # 20022090
050-0000-229.08-70
38.60
38.60
74094
2/3/06
Doherty, bill
REQUEST 1/06/06
Reim water dep # 10016055
050-0000-229.08-70
50.00
50.00
74095
2/3/06
Drew, sirod
REQUEST 1/06/06
Reim water dep # 40016023
050-0000-229.08-70
4.05
4.05
74096
2/3/06
Dudek & associates, inc.
20056176
10/29/05-11/25/05
010-1700-417.30-90
1,827.32
1,827.32
74097
2/3/06
E.s. babcock & sons, inc.
AA60698-0278
AA61056-0278
AA61224-0278
AA61698-0278
AA61782-0278
Analysis
Analysis
Analysis
Analysis
Analysis
050-9000-450.33-30
050-9000-450.33-30
050-9000-450.33-30
050-9000-450.33-30
050-9000-450.33-30
60.00
90.00
48.00
30.00
20.00
248.00
74098
2/3/06
Eastern municipal water district
REQUEST 1/26/06
Water sewer agrmt fee
082-3200-431.40-01
4,400.00
4,400.00
74099
2/3/06
Encinias, louise
REQUEST 1/06/06
Reim water dep # 10001116
050-0000-229.08-70
20.77
20.77
74100
2/3/06
Esgil corporation
01-06-0031
12/05 plan check services
010-3300-431.34-05
5,794.10
5,794.10
74101
2/3/06
Evans, catherine
REQUEST 1/06/06
Reim water dep # 10016033
050-0000-229.08-70
11.35
11.35
74102
2/3/06
Excell security systems
11979
01/06-03/06 monitoring
010-3110-431.33-10
89.95
89.95
74103
2/3/06
Federal express
3-288-24470
Postage
033-8850-500.30-90
15.54
15.54
74104
2/3/06
Fm lock and safe
44706
Change/install lock
010-3100-431.33-10
693.18
693.18
74105
2/3/06
Fonseca, jose
REQUEST 1/24/06
Reim water dep # 00001970
050-0000-229.08-70
42.75
42.75
74106
2/3/06
Gernay, simona
REQUEST 1/06/06
Reim water dep # 30028054
050-0000-229.08-70
27.96
27.96
74107
2/3/06
Gfb-friedrich & assoc., inc.
0512-17
0512-18
0512-19
0512-20
0512-21
0512-22
0512-22
0512-22
12/05 Ilpd no2 annex 39
12/05 Ilpd no2 annex 11
12/05 Ilpd no2 annex 50
12/05 Ilpd no2 annex 51
12/05 Ilpd no2 annex 52
12/05 Ilpd no2 master map
12/05 Ilpd no2 master map
12/05 Ilpd no2 master map
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
130.00
65.00
3,622.37
1,749.72
1,884.27
56.67
56.67
56.66
7,621.36
74108
2/3/06
Gonzales, gilbert
REQUEST 1/25/06
Reimbursement -fuel purcha
056-4150-410.21-70
49.52
49.52
74109
2/3/06
Green, debbie
REQUEST 1/06/06
Reim water dep # 10030070
050-0000-229.08-70
11.99
11.99
Page 9
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74110
2/3/06
Gutierrez, jose
REQUEST 1/25/06
Reim water dep # 00002273
050-0000-229.08-70
111.03
111.03
74111
2/3/06
Hall, christopher
REQUEST 1/17/06
Per diem -offices assoc.
010-3100-431.31-20
160.00
160.00
74112
2/3/06
Hammerlund, jack
REQUEST 1/06/06
Reim water dep # 10013020
050-0000-229.08-70
30.99
30.99
74113
2/3/06
Hearing impaired foundation
REQUEST 1/24/06
Reim water dep # 00002065
050-0000-229.08-70
44.73
44.73
74114
2/3/06
Hemet rubber stamp
47925
48052
48052
48052
48134
48324
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
010-3100-431.21-10
055-1400-414.21-10
050-1400-414.21-10
059-1400-414.21-10
010-3100-431.21-10
010-3100-431.21-10
104.70
7.72
7.72
7.73
17.78
112.54
258.19
74115
2/3/06
Hess, chris
REQUEST 1/06/06
Reim water dep # 20001076
050-0000-229.08-70
32.76
32.76
74116
2/3/06
Hinchliff, nick & ellen
REQUEST 1/06/06
Reim water dep # 10003152
050-0000-229.08-70
24.62
24.62
74117
2/3/06
Hogle-ireland
9230
9230
9230
9230
9230
9230
9230
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
546.25
150.00
926.25
150.00
142.50
213.75
237.50
2,366.25
74118
2/3/06
Home depot credit services
3109389
5103638
8564476
5116340
Supplies
Supplies
Supplies
Supplies
010-3110-431.33-10
010-3110-431.33-10
010-3300-431.21-10
010-3100-431.33-10
135.37
102.11
50.03
6.12
293.63
74119
2/3/06
Horizon water
1/09/06 MODULAR
1/09/06 VIRGINA
01/06 drinking water
01/06 drinking water
010-3300-431.34-05
010-1700-417.34-05
7.50
15.00
22.50
74120
2/3/06
Huizar, jose & maria
REQUEST 1/06/06
Reim water dep # 10008057
050-0000-229.08-70
8.29
8.29
74121
2/3/06
Islas, victor
REQUEST 1/06/06
Reim water dep # 50026007
050-0000-229.08-70
6.46
6.46
74122
2/3/06
J & j automotive
20887
20895
Auto repair
Auto repair
010-3100-431.33-50
010-3100-431.33-50
31.95
31.95
177.10
Pas '.0
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74122...
2/3/06...
J & j automotive...
20896
20897
20708
Auto repair
Auto repair
Auto repair
010-3100-431.33-50
010-3100-431.33-50
010-4150-410.33-50
41.95
41.95
29.30
177.10...
74123
2/3/06
J & r concrete prod. inc.
27023
Supplies
050-9000-450.33-30
306.44
306.44
74124
2/3/06
James, ray
REQUEST 1/06/06
Reim water dep # 10010060
050-0000-229.08-70
11.99
11.99
74125
2/3/06
Kearny realty
REQUEST 1/06/06
Reim water dep # 30029009
050-0000-229.08-70
16.63
16.63
74126
2/3/06
Kimmel-france management
REQUEST 1/24/06
Reim water dep # 00002284
050-0000-229.08-70
112.69
112.69
74127
2/3/06
Kustom signals, inc.
REQUEST 12/5/05
REQUEST 12/5/05
Digital system
Pro laser iii
024-3100-431.40-45
024-3100-431.40-45
7,164.36
4,010.60
11,174.96
74128
2/3/06
Lane, curtis & marianne
REQUEST 1/24/06
Reim water dep # 00000326
050-0000-229.08-70
124.24
124.24
74129
2/3/06
Lattimer, allison
REQUEST 1/06/06
Reim water dep # 10002061
050-0000-229.08-70
6.60
6.60
74130
2/3/06
Leach, archie
REQUEST 1/06/06
Reim water dep # 10015082
050-0000-229.08-70
7.49
7.49
74131
2/3/06
Lebeau, joyce
REQUEST 1/06/06
Reim water dep # 10014036
050-0000-229.08-70
22.11
22.11
74132
2/3/06
Lizza, virginia
REQUEST 1/06/06
Reim water dep # 20002004
050-0000-229.08-70
6.83
6.83
74133
2/3/06
Lofgren, bradley
REQUEST 1/06/06
Reim water dep # 10001018
050-0000-229.08-70
50.00
50.00
74134
2/3/06
Lopez, aurelio
REQUEST 1/06/06
Reim water dep # 00004043
050-0000-229.08-70
4.60
4.60
74135
2/3/06
Lumbattes, pat
REQUEST 1/06/06
Reim water dep # 20006087
050-0000-229.08-70
13.26
13.26
74136
2/3/06
Malcolm smith motorsports
99457450
Auto repair
024-3100-431.33-50
979.86
979.86
74137
2/3/06
May, martha
REQUEST 1/06/06
Reim water dep # 20011079
050-0000-229.08-70
24.66
24.66
74138
2/3/06
Mcclure, recil
REQUEST 1/06/06
Reim water dep # 20021091
050-0000-229.08-70
3.29
3.29
74139
2/3/06
Mcfadden, david
REQUEST 1/06/06
Reim water dep # 20032068
050-0000-229.08-70
11.45
11.45
74140
2/3/06
Mcgargill, mark
REQUEST 1/06/06
Reim water dep # 30024096
050-0000-229.08-70
50.00
50.00
74141
2/3/06
Mcnatt, John
REQUEST 1/06/06
Reim water dep # 10002204
050-0000-229.08-70
8.58
8.58
74142
2/3/06
Michell, benito
REQUEST 1/06/06
Reim water dep # 20018082
050-0000-229.08-70
10.91
10.91
74143
2/3/06
Mission uniform services, inc.
S 80545
17981488
17981488
17981490
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
010-4150-410.21-35
050-9000-450.21-35
055-4170-450.21-35
010-7100-410.21-35
3.53
37.51
17.73
24.57
409.11
Page 11
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74143...
2/3/06...
Mission uniform services, inc....
17981491
17981500
17982397
17982397
17982398
17982400
17982408
S 02056
S 80097
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
Carpet mats
Uniform supplies
Uniform supplies
010-4150-410.21-35
010-1400-414.33-10
050-9000-450.21-35
055-4170-450.21-35
055-4170-450.21-35
010-4150-410.21-35
010-1400-414.33-10
050-9000-450.21-35
050-9000-450.21-35
51.60
17.49
41.94
13.64
16.92
51.60
17.49
57.54
57.55
409.11...
74144
2/3/06
Munoz, charlene
REQUEST 1/24/06
Reim water acct# 00001468
050-0000-229.08-70
66.39
66.39
74145
2/3/06
Munoz, silva
REQUEST 1/06/06
Reim water dep # 30019074
050-0000-229.08-70
16.92
16.92
74146
2/3/06
National association of shcool
14985MI
Membership fees
010-3100-431.30-90
30.00
30.00
74147
2/3/06
National safety compliance, inc.
32266
Annual administration fee
010-1210-412.30-90
150.00
150.00
74148
2/3/06
Nextel communications
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular equipment
12/05 cellular equipment
010-1100-411.35-17
010-1110-411.35-17
010-1200-412.35-17
010-1400-414.35-17
010-1700-417.35-17
010-3300-431.35-17
010-4150-410.35-17
010-4200-410.35-17
010-7100-410.35-17
029-8662-410.35-17
050-9000-450.35-17
055-4170-450.35-17
096-1700-417.35-17
102-1400-500.35-17
010-1400-414.35-17
010-1400-414.35-17
480.82
72.70
89.28
124.59
132.49
437.14
245.16
132.49
209.76
105.20
245.78
60.94
112.31
59.47
34.47
34.47
2,909.24
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74148...
2/3/06...
Nextel communications...
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
010-1400-414.35-17
010-1400-414.35-17
010-3300-431.21-10
010-3300-431.21-10
010-3300-431.21-10
010-3300-431.21-10
010-3300-431.21-10
010-3300-431.21-10
25.85
51.71
15.51
15.51
15.51
69.36
69.36
69.36
2,909.24...
74150
2/3/06
Parkins, richard iii
REQUEST 1/06/06
Reim water dep # 00002016
050-0000-229.08-70
12.59
12.59
74151
2/3/06
Party planners
980
1094
Estudillo mansion pa sys
10/05 & 01/06 services
010-2510-425.40-09
010-1700-417.34-05
500.00
325.00
825.00
74152
2/3/06
Patton automotive
018845
Auto repair
010-1700-417.33-50
31.86
31.86
74153
2/3/06
Pierce plumbing
32620
32642
32659
32664
Supplies
Supplies
Supplies
Supplies
010-7100-410.33-10
010-7100-410.33-10
010-7100-410.33-10
010-7100-410.33-10
58.58
45.80
55.60
5.38
165.36
74154
2/3/06
Pins and needles embroidery
4191
Uniform supplies
010-3100-431.21-35
25.86
25.86
74155
2/3/06
Pip printing
81131
82047
82394
82454
82454
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
026-7190-500.30-90
033-8850-500.30-90
010-3300-431.21-10
033-8850-500.30-90
033-8850-500.30-90
126.99
1.45
2.16
2.15
2.16
134.91
74156
2/3/06
Pju telecomm
13403
13502
13582
Telephone
Telephone
Telephone
010-3100-431.33-10
010-3100-431.33-10
010-1700-417.30-90
62.00
82.00
21.25
165.25
74157
2/3/06
Platinium plus for business
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
Chevron -gasoline
Lowes-chain for gate
Plat plus- c.c. fees
010-1400-414.33-50
010-1400-414.21-10
010-1400-414.30-90
10.00
29.15
35.57
74.72
74158
2/3/06
Platinium plus for business
REQUEST 2/3/06
Jiffy lube - auto maint
010-1200-412.33-50
35.23
535.87
Page 13
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74158...
2/3/06...
Platinium plus for business...
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
Staples - office supplies
Icma - office supplies
Icma - office supplies
010-1200-412.21-10
010-1200-412.21-10
010-1200-412.21-10
54.83
77.33
368.48
535.87...
74159
2/3/06
Platinium plus for business
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
Leauge of ca - conference
Southwest air - airfare
Southwest air - airfare
Southwest air - airfare
Southwest air - airfare
Leauge of ca-registration
Us conf of mayors-registr
Issi solutions -office sup
San jac florist -flowers
Davids flowers - flowers
R.t.a. - natural fuel
Us conf of mayors-registr
Plat plus - finance fees
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1400-414.40-45
010-1200-412.31-20
010-2510-425.40-12
010-2500-425.33-50
010-1100-411.31-20
010-1400-414.30-90
495.00
166.90
326.30
290.30
326.30
495.00
800.00
2,463.91
91.58
344.75
12.28
800.00
112.99
6,725.31
74160
2/3/06
Porter, mary
REQUEST 1/06/06
Reim water dep # 60002062
050-0000-229.08-70
13.32
13.32
74161
2/3/06
Press enterprise
3020285
3020286
3020284
Advertisement
Advertisement
Advertisement
026-7190-500.30-91
026-7190-500.30-91
026-7190-500.30-91
110.55
106.70
13.43
230.68
74162
2/3/06
Preston, james
REQUEST 1/06/06
Reim water dep # 10001061
050-0000-229.08-70
23.39
23.39
74163
2/3/06
Prokop, thomas
REQUEST 1/06/06
Reim water dep # 00008065
050-0000-229.08-70
16.63
16.63
74164
2/3/06
Quality auto parts
D806783
D813735
Supplies
Supplies
050-9000-450.33-30
050-9000-450.33-50
16.15
19.27
35.42
74165
2/3/06
Quick wrap bags
70895
Supplies
010-3300-431.21-10
64.31
64.31
74166
2/3/06
Quintero, mary
REQUEST 1/06/06
Reim water dep # 30031054
050-0000-229.08-70
50.00
50.00
74167
2/3/06
Quiroz, dorothy
REQUEST 1/06/06
Reim water dep # 40029014
050-0000-229.08-70
50.00
50.00
74168
2/3/06
Ramirez, paula
REQUEST 1/06/06
Reim water dep # 40021091
050-0000-229.08-70
4.38
4.38
74169
2/3/06
Ramona tire
156583
Auto repair
050-9000-450.33-50
183.68
183.68
Pad::
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74170
2/3/06
Reliable
FBY73898
FBX57100
FBX57100
XPT74600
XTX85900
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
010-1400-414.21-10
010-2500-425.21-10
010-1400-414.21-10
010-1400-414.21-10
010-4200-410.21-10
-17.00
12.81
60.44
13.23
18.94
88.42
74171
2/3/06
Rice, mark
REQUEST 1/06/06
Reim water dep # 20002105
050-0000-229.08-70
2.02
2.02
74172
2/3/06
Riverside county of,
REQUEST 1/18/06
Information cd-midwest co
010-3300-431.30-90
4,000.00
4,000.00
74173
2/3/06
Riverside county sheriffs
SH0000004396
11/05 booking fees
010-3100-431.30-19
3,532.80
3,532.80
74174
2/3/06
Riverside, county of
REQUEST 1/26/06
12/05 parking citations
010-0000-304.03-35
198.00
198.00
74175
2/3/06
Riverside, county of
HS0000001466
HS0000001495
HS0000001496
09/05 animal services
10/05 animal services
11/05 animal services
010-3320-431.34-05
010-3320-431.34-05
010-3320-431.34-05
12,769.81
11,310.42
11,932.35
36,012.58
74176
2/3/06
Rod's automotive performance
151107008
160104004
Auto repair
Auto repair
024-3100-431.33-30
024-3100-431.33-30
68.00
70.00
138.00
74177
2/3/06
Rodgers, james
REQUEST 1/06/06
Reim water dep # 00025056
050-0000-229.08-70
3.78
3.78
74178
2/3/06
Ronning, darlene
REQUEST 1/06/06
Reim water dep # 50002211
050-0000-229.08-70
12.56
12.56
74179
2/3/06
Rosenow spevacek group inc.
0017463
0017464
0017465
0017466
0017467
0017468
12/05 indian gaming
12/05 general implem svcs
12/05 senior -crisp
12/05 rfp ramona sandersn
12/05 planning
12/05 tt33579
099-1700-417.30-90
010-1700-417.30-90
096-1700-417.30-90
096-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
325.00
720.00
1,235.00
2,967.50
2,825.00
65.00
8,137.50
74180
2/3/06
San jacinto petty cash, city of
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
Council member/luncheon
Council member/luncheon
City manager/gasoline
Office supplies
Office supplies/finance
Csmfo meeting/finance
Office supplies/comm devp
010-1100-411.31-20
010-1200-412.31-20
010-1200-412.31-20
010-2500-425.33-10
010-1400-414.21-10
010-1400-414.31-20
010-3300-431.21-10
15.00
15.00
10.00
10.30
13.15
17.00
2.68
169.85
Page 15
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74180...
2/3/06...
San jacinto petty cash, city of...
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
Parking fee/comm devip
Superind meet/streets dep
Community devip/gasoline
Community devip/gasoline
Cmrta meeting/comm devip
Office supplies/finance
Office supplies/finance
Postage/ comm devip
010-3300-431.31-20
010-4150-410.31-20
010-1700-417.21-70
010-1700-417.31-20
010-1701-417.31-20
050-1400-414.21-10
055-4170-450.33-50
096-1700-417.21-10
2.25
15.00
12.76
2.25
20.00
7.96
6.47
20.03
169.85...
74182
2/3/06
San jacinto unified school
REQUEST 12/09/5
Pass through
097-0000-239.00-00
551,195.00
551,195.00
74183
2/3/06
Shepler, richard
REQUEST 1/06/06
Reim water dep # 00057555
050-0000-229.08-70
88.20
88.20
74184
2/3/06
Shred it
50125591
50151319
50165875
50172814
Paper destruction
Paper destruction
Paper destruction
Paper destruction
010-3100-431.21-10
010-3100-431.21-10
010-1700-417.34-05
010-3300-431.34-05
85.00
85.00
75.00
75.00
320.00
74185
2/3/06
Singh, jagroop
REQUEST 1/06/06
Reim water dep # 30026078
050-0000-229.08-70
13.48
13.48
74186
2/3/06
Skyline homes
REQUEST 1/25/06
Reim water dep # 00001915
050-0000-229.08-70
323.14
323,14
74187
2/3/06
Smart & final
386856 B
Office supplies
010-2500-425.21-10
102.89
102.89
74188
2/3/06
So. california edison co.
REQUEST2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQU EST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQU EST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
01/06 electricity
010-2500-425.35-14
010-3100-431.35-14
010-4150-410.35-14
010-7400-425.35-14
025-7100-410.35-14
025-7250-410.35-14
025-7251-410.35-14
025-7252-410.35-14
025-7260-410.35-14
301-8833-500.35-14
050-9000-450.35-14
010-2500-425.35-14
1,645.97
1,089.19
14.24
623.26
1,461.09
796.05
14.10
1,234.06
774.07
28.20
12,992.21
15.41
41,120.66
Pa.
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74188...
2/3/06...
So. california edison co....
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
010-4150-410.35-14
010-6100-425.35-14
025-7250-410.35-14
025-7252-410.35-14
025-7260-410.35-14
301-8833-500.35-14
302-8833-500.35-14
050-9000-450.35-14
31.04
195.27
16.30
1.91
11,161.67
566.40
416.40
8,043.82
41,120.66...
74190
2/3/06
Staples credit plan
75829
Office supplies
010-1700-417.21-10
133.03
133.03
74191
2/3/06
State of california dept of justice
551109
552681
555581
Analysis
Fingerprints apps
Analysis
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
140.00
296.00
35.00
471.00
74192
2/3/06
Stater bras
1210119
Office supplies
010-1100-411.31-20
19.80
19.80
74193
2/3/06
Stericycle, inc.
0003446965
Analysis
010-3100-431.34-05
102.20
102.20
74194
2/3/06
Strattons janitorial service
4500
Qrt carpet cleaning
010-3100-431.33-10
300.00
300.00
74195
2/3/06
T & s investments inc.
REQUEST 1/24/06
Reim water dep # 00002266
050-0000-229.08-70
53.83
53.83
74196
2/3/06
Taabs printing
101127
101127
101127
Office supplies
Office supplies
Office supplies
050-1400-414.21-10
055-1400-414.21-10
059-1400-414.21-10
66.98
66.98
66.97
200.93
74197
2/3/06
Tapia, anastasia
REQUEST 1/06/06
Reim water dep # 30029063
050-0000-229.08-70
8.66
8.66
74198
2/3/06
Thomson west
894954
Subscription
010-3300-431.21-15
142.00
142.00
74199
2/3/06
Tierra west appraisal
05456
Appraisal reports
099-1700-417.30-90
3,500.00
3,500.00
74200
2/3/06
Tri-lake consultants, inc.
3682
3690
3914
3916
3915
3690
3690
11/26/05-12/30/05 misc
11/26/05-12/30/05 misc
11/26/05-12/30/05 misc
11/26/05-12/30/05 pin chk
11/26/05-12/30/05 pin chk
11/26/05-12/30/05 misc
11/26/05-12/30/05 misc
010-1700-417.30-90
010-1700-417.30-90
065-0000-201.06-47
065-0000-201.06-47
065-0000-201.06-47
065-0000-201.08-10
065-0000-201.08-85
1,867.50
5,600.00
25,573.96
3,185.29
51,429.61
520.00
320.00
89,336.36
Page 17
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74200...
2/3/06...
Tri-lake consultants, inc....
3690
3690
3690
11/26/05-12/30/05 misc
11 /26/05-12/30/05 misc
11/26/05-12/30/05 misc
065-0000-201.08-59
010-1700-417.30-90
065-0000-201.08-83
400.00
120.00
320.00
89,336.36...
74201
2/3/06
Umali, carlo
REQUEST 1/19/06
Reimbursement
096-1700-417.21-10
49.00
49.00
74202
2/3/06
United communities network
2975
2977
3023
G. sanders - 1600 san jac
J. warren-3440 cottonwood
Admin fees
099-9700-470.40-01
099-9700-470.40-01
099-9700-470.40-01
746.97
1,575.79
4,250.00
6,572.76
74203
2/3/06
Valenzuela, carol
REQUEST 1/06/06
Reim water dep # 40021007
050-0000-229.08-70
10.72
10.72
74204
2/3/06
Valenzuela, vicente
REQUEST 1/06/06
Reim water dep # 00004035
050-0000-229.08-70
12.56
12.56
74205
2/3/06
Valenzuela, victor
REQUEST 1/06/06
Reim water dep # 60023031
050-0000-229.08-70
10.53
10.53
74206
2/3/06
Valley wide recreation
REQUEST 1/20/06
P/r reim for dec 2005
029-8660-410.30-12
1,866.13
1,866.13
74207
2/3/06
Verizon california
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
010-2500-425.35-16
010-3100-431.35-16
010-4150-410.35-16
010-3110-431.35-16
010-4200-410.35-16
010-1700-417.35-17
010-6100-425.35-16
010-7400-425.35-16
025-7252-410.35-16
050-9000-450.35-16
370.92
769.67
30.73
36.98
145.18
29.86
64.78
519.62
263.85
261.59
2,493.18
74208
2/3/06
Western highway products
603603
Supplies
024-4150-410.21-36
259.36
259.36
74209
2/3/06
Willard, scott
REQUEST 1/06/06
Reim water dep # 40031073
050-0000-229.08-70
2.75
2.75
74210
2/3/06
Willard, scott & colleen
REQUEST 1/06/06
Reim water dep # 40031047
050-0000-229.08-70
6.89
6.89
74211
2/3/06
Wilson, russ
REQUEST 1/17/06
Per deim training conf
010-3100-431.31-20
380.07
380.07
74212
2/3/06
Woods, david
REQUEST 12/20/5
Reim water dep # 00001317
050-0000-229.08-70
128.21
128.21
74213
2/3/06
Wortman, randell
REQUEST 1/17/06
Per deim training conf
010-3100-431.31-20
160.00
160.00
74214
2/3/06
Wren, jean
REQUEST 1/06/06
Reim water dep # 10025021
050-0000-229.08-70
22.89
22.89
Pay_ r8
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74215
2/3/06
Yerger, lisa
REQUEST 1/24/06
Reim water dep # 00001910
050-0000-229.08-70
109.39
109.39
74216
2/3/06
Z-best pizza
REQUEST 1/20/06
09/01/05-01/31/06 cc meet
010-1100-411.31-20
288.20
288.20
74217
2/3/06
Zeppenfeldt, edward
REQUEST 1/06/06
REQUEST 1/06/06
Reim water dep # 30017019
Reim credit acct#30017019
050-0000-229.08-70
050-0000-308.09-10
50.00
36.96
86.96
74218
2/3/06
Zowarka, sue
REQUEST 1/06/06
Reim water dep # 10026067
050-0000-229.08-70
11.99
11.99
Total Checks 1,152,764.00
Page 19
AGENDA ITEM
February 16, 2006
TO: The Honorable Mayor and Members of the City Council
FROM; Habib Motlagh, City Engineer
SUBJECT: Idyllwild Drive Sidewalks — Project No. 04-076
RECOMMENDATION:
Staff recommends that the City Council, by motion, adopt the plans and
specifications and authorize the City Clerk to proceed with bid advertisement for
construction of Idyllwild Drive Sidewalks, subject to County EDA approval.
BACKGROUND:
This project will construct infill sidewalk on both sides of Idyllwild Drive from San
Jacinto Avenue to Tiger Lane. The currently approved budget is $375,000
($255,000 pending Council approval of CDBG reprogramming). The project also
includes miscellaneous sidewalk repair and replacement throughout the City.
The elimination of sidewalk gaps in this residential district bounded by school and
other public facilities will enhance the City's recently completed Wateka,
Tahquitz, and First Street sidewalk project, thus, providing better access to
Sallee Park and San Jacinto High School.
The following is the proposed timeline for the construction of this project;
• Bid advertisement March 2006
• Bid opening April 2006
• Bid award April 2006
• Start of construction May 2006
• Project completion July 2006
Page 1 of 2
This schedule is tentative, and is subject to County EDA approval of the plans
and specifications. The project advertisement cannot proceed until this approval
is secured. The specifications were submitted to County EDA on February 2,
2006.
FISCAL IMPACT:
The project is included in fiscal year 2005-06 and is identified as project No. 04-
076, which includes $80,000 in SB 821 grant funding and $255,000 in CDBGG
funds (subject to Council approval of CDBG reprogramming).
ATTACHMENTS:
■ Project Map
Page 2 of 2
AGENDA ITEM 5°
February 'l6, 2006
TO: Mayor and City Council
FROM: Tim Hults, Community Development Director
SUBJECT: Market Assessment and Economic Development Strategies for the
Ramona Expressway/Sanderson Corridor Gateway Area
RECOMMENDATION:
Staff recommends that the City. Council:
a. Receive and file the Market Assessment and Economic Development
Strategies for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
b. Direct staff to move forward on soliciting proposals for the preparation of a
specific plan to identify the land uses, infrastructure, design, and financing
for the Ramona Expressway/Sanderson Corridor Gateway Area; and
c. Utilize the Market Assessment and Economic Development Strategies for
the Ramona Expressway/Sanderson Corridor Gateway Area, as a guide
for the development of a specific plan for the area; and
d. Direct staff to identify a funding mechanism to finance the preparation of
the specific plan; and
e. include the Stakeholders during the process of preparing the specific plan.
BACKGROUND:
The Ramona Expressway/Sanderson Avenue Corridor, also known as the
Gateway Area encompasses approximately 1,700 acres along both sides of the
Ramona Expressway, from east of Sanderson to the City boundaries. This
Gateway Area provides unique opportunities for current and future development.
in March 2005, to facilitate development in this area, staff recommended the
solicitation of proposals for a specific plan and economic study. The Council
directed staff to move forward only on the economic study. Economics Research
Associates (ERA) was selected to prepare a Market Assessment and Economic
Development Strategy for the Ramona Expressway/Sanderson Avenue.
Economics Research Associates prepared the Market Assessment and
Economic Development Strategy ("Assessment"). During the preparation
process, Stakeholder meetings were conducted to solicit input and provide
comments on the Assessment. The Assessment was also presented to the
Stakeholders, during a meeting on November 16, 2005 and again on January 5,
2006.
A presentation of the Assessment was made to the City Council and the
Redevelopment Agency, during the January 6, 2005 Meeting.
DISCUSSION
Corridor Information
The Gateway Area consists of approximately 1,700 acres, along two of San
Jacinto's major streets. The area is primarily dairy farms, agricultural uses, with
some vacant land. Several projects have been approved, including commercial
and Tight industrial uses. Several other development proposals are in the
Planning review process.
Both the Ramona Expressway and Sanderson Avenue are major corridors
through the City, both east/west and north/south, respectively. As such, they
provide a unique opportunity for commercial, business park, civic, and residential
uses. Freeway options are being considered for the area, including the
realignment of Highway 79 to freeway operation, which will _.greatly improve
accessibility to the corridor from both the north and south. A preferred alternative
for this alignment has been selected.
Also, the Mid -County Parkway is a proposed 32-mile limited access freeway
corridor that will connect San Jacinto to the 215 Freeway in Perris and 115 in
Corona. As a freeway corridor, Mid -County Parkway will provide opportunities
for commercial development. The alignment has not been decided and the City
has not yet made a recommendation.
A major hurdle for the area is the San Jacinto River . Levee Project, which
involves the extension of the existing levee on the south side of the river, from
east of State. Street, westerly to almost Warren Road. This project, once
completed will protect downstream properties from flooding and remove about
3,140 acres of land form the floodplain, creating new economic development
opportunities. The City is working with the Riverside. County Flood Control and
Water Conservation District on the levee project.
2
Proposed General Plan
The City of San Jacinto is currently updating its General Plan to provide direction
for the City's future development. The General Plan includes elements that
identifies and discusses land uses, circulation, community services and facilities,
resource management, public safety, noise, and housing. The proposed Plan
also specifically identifies the Ramona Expressway/Sanderson corridor for a
planned development called the Gateway Area Specific Plan. No specific land
uses on a parcel basis are included within the Gateway Area Specific Plan.
While the proposed General Plan provides the overall planned uses, goals, and
objectives, it is anticipated that a Specific Plan would include details for
development, including specific land uses, circulation, zoning standards, design
elements, and project processing. The proposed General Plan includes the
following percentages for development:
• 15% Regional Commercial
• 30% Office Park
• 35% Business Park
• 20% Estate Residential
To facilitate development in the Ramona/Sanderson area, once the General Plan
is adopted, will require the preparation of a specific plan or a General Plan
amendment to identify property specific land uses. The draft General Plan has
been circulated and is scheduled for the February 23, 2006 Planning
Commission Meeting.
At this time, considering the near completion of the General Plan, significant
modifications, including re-evaluating the Ramona/Sanderson/Gateway area
would delay completion of the Plan.
The General Plan, once adopted can be amended up to four times per year.
Another option could be amending the General Plan to accommodate land uses
for the area. A consultant would need to be hired to evaluate the desired land
uses. The Assessment could be used as a guide for an amendment.
Market Assessment and Economic Development Strategies
To prepare the Assessment and Strategies, ERA compiled demographic
statistics, market trends, and other data to provide a foundation for the
Assessment. In addition, ERA met with property owners and stakeholders, in
order to have a better understanding of their interests and concerns surrounding
the potential development of the area, as well as, to provide an opportunity to
participate in the process.
3
ERA's role in preparing the Market Assessment and Economic Development
Strategy is to recommend realistic and market based strategies that will
accomplish the following five economic development objectives for the City:
• Ensure that the Corridor will be able to provide the retail goods and services
needed by the San Jacinto Valley residents for at lease the next 20 years.
• Provide one or more areas within the Corridor that will serve to accommodate
high quality jobs in the future.
• Ensure that the development in the Corridor will generate tax revenues to fund
municipal services like fire suppression, police protection, road maintenance, and
park upkeep.
• Taking advantage of the Corridor's history and geography, create a community
core that citizens of San Jacinto can take pride in.
• Enhance long-term value appreciation for San Jacinto land, homes, and
businesses.
Elements included in the Assessment are:
• Corridor Opportunities and Constraints
• Forecast San Jacinto's Economic Outlook
• Examination of the Market for Residential Products
• Commercial/Office/Business Park Development Opportunities
• Project Retail Needs of Residents and Employees
ERA's Recommendations
Reserving Land for Commercial Development — The central issue in the
Ramona/Sanderson Corridor is the risk of strong, single-family housing demand
pre-empting other land uses important to the community's future, in terms of jobs,
taxes, and a unique sense of place. ERA considered demand growth related to
population, income, and employment increases and noted an approximate build -
out period by 2025, with additional growth expected after. The following acreage
is recommended to be reserved for commercial development/civic use.
Mid -point 2025
Demand Forecast
Recommended
Planning Acreage
Retail Commercial
298
375
Office Business Park
175
225
Medical Campus
NA
50
Hotel & Motel
10
20
Town Center - Civic Center
NA
50
Community Center and Ball Fields
NA
50
Total Commercial and Civic Uses (Acres)
770
Page 4 of 9
Of the estimated 1,700 acres within the Corridor, ERA recommends 770 acres or
around 45 percent be planned for future commercial, business park, civic, or
community uses. Assuming that 500 additional acres will be required for
transportation or other infrastructure and open space systems, approximately
430 acres remain available for the development of high quality residential
neighborhoods.
The percentage breakdowns, based upon the estimated 1,700 acres would be as
follows:
• Retail Commercial (includes hotel and motels) 23%
• Office Business Park (includes medical campus) 16%
• Town Center/Community Center/Ball Fields 6%
• Residential 25%
• Infrastructure 30%
When compared to the proposed General Plan designations and percentages,
residential acreage is increased from 20% to 36% and would provide a greater
range of residential uses. Retail commercial would increase from 15% to 33%
and office/business park would be reduced from 65% to 23%.
Excluding the infrastructure, the percentages are:
• Retail Commercial (includes hotel and motels) 33%
• Office Business Park (includes medical campus) 23%
• Town Center/Community Center/Ball Fields 8%
• Residential 36%
Mr. Lee indicated that in meeting with the property owners, his recommendations
on land uses were in line with what many were considering.
Create a New Town Center — ERA recommends incorporating a Town Center
within the Corridor. Several locations were identified, as options. The City has
not discussed development of a Town Center for a number of years. This
recommendation opens the door for discussion to take place. Staff recommends
that a separate report be prepared to discuss the Town Center options and
information included in ERA's report be considered.
Transportation and Flood Control — There are three major infrastructure
improvements planned for the Corridor, including Realignment of Highway 79,
the Mid County Parkway, and the San Jacinto River Levee. Each of these has
an effect on the development of the Corridor. ERA included discussion on these
items in their Report.
The alignment for the Mid County Parkway has not been determined. ERA
recommends the southern alignment, along the aqueduct. The City has not
determined a preferred alignment, therefore this recommendation, by ERA
should be considered in future discussion and is not part of this staff report.
Page 5 of 9
Create a New Community and Ball Field Complex — ERA recommends moving
forward with development of a complex, which would enhance the desirability of
San Jacinto as a residential community, and the tournaments would bring income
to local hotels and restaurants. This is consistent with the recently developed
Park Master Plan.
Negotiation with Major Land Owners - ERA's analysis indicates that the City of
San Jacinto should reserve much of this Corridor for future commercial and civic
development and additional lands will be needed to accommodate the regional
circulation system. While more detailed land planning analysis is needed to
determine the exact acreages, ERA's evaluation suggest that there may be
sufficient land in the Corridor to accommodate possibly 400 to 450 acres of
residential development. The area within the Corridor but south of ERA's
recommended alignment for the Mid County Parkway and the Colorado River
Aqueduct appears to be well suited for residential development in accordance to
the desires of the property owners. The residential character of properties to the
south of this area has been established. The parcels fronting on Ramona
Expressway on both the north and south sides should be reserved for future
commercial or civic uses.
The large parcels on the north side of Ramona Expressway should be planned to
accommodate much of the future commercial and civic needs of the city;
however, they are sufficient large to accommodate some residential
neighborhood development as well. The Assessment provides more detail on
ERA's recommendations for a Town Center.
Need for a Specific Plan — Implementation of the concepts that ERA has
advanced above will require the preparation of a Specific Plan and an associated
Environmental Impact Study (EIR). Ideally, the City will have officially endorsed
a preferred alignment for the Mid County Parkway and have negotiated some
deals with the property owners to know on whose property the Town Center and
community center/ball fields will be located. Rather than carrying innumerable
alternatives, which would be costly, the Specific Plan then can focus on the
location and design character of a Town Center, the local circulation system and
the location and allocation of the different land uses. The Plan should include
design guidelines for a Town Center.
Stakeholder Meetings and Comments
Several meetings were conducted throughout the process, to provide property
owners an opportunity to comment. Mr. Lee met with most of the property
owners, early in the process to review their development plans and desires for
their properties.
6
Staff conducted several Stakeholder meetings to receive input on the
Assessment. Notes from the November and January meetings area included as
Attachments B and C. Additional comments are included as Attachment D.
Mr. Robert Reicher with Market Profiles, who prepared a Market Study for one of
the Stakeholder's provided comments, included as Attachment E.
Specific Plan
The preparation of a specific plan for the area would identify land uses, on a
parcel specific basis. This was a key issue for the Stakeholders. Without land
use designations, it is difficult to provide specific comments, because the actual
effect on a parcel by parcel basis cannot be determined based upon the
Assessment.
The specific plan would include the completion of an environmental impact report
to address all of the environmental issues facing the plan. In addition circulation,
design, and development processing would also be addressed.
In addition, a specific plan will facilitate and potentially expedite development in
the area. Streamlined development application processing could be included in a
specific plan.
Preparation of a specific plan would provide the most cohesive and
comprehensive plan for future development and would serve the best interests of
the City in the long term. The Ramona Expressway/Sanderson Avenue corridors
are San Jacinto's major thoroughfares and with the proposed Highway 79
realignment and Mid -County Parkway, a specific plan can explore the
opportunities, using the Assessment, as a guide for future development. In
addition, the General Plan recommends the preparation of a specific plan for the
area.
JUSTIFICATION:
The Market Assessment and Economic Development Strategy has been
completed by Economics Research Associates. This Assessment can be used
as a guide for preparation of a specific plan and/or identifying land -uses for the
area. The Assessment was not developed as a governing document, but a study
of a specific area. Therefore, a recommendation to receive and file the
Assessment is proposed.
The Ramona Expressway/Sanderson Avenue/Gateway Corridor is the City's
premier entry and provides significant current and future commercial
development opportunities. As a growing city, San Jacinto has a unique
opportunity to plan this corridor to accommodate not only current growth, but also
for the future. As single-family developments are constructed and occupied, the
7
e.
demand for commercial and job creating developments will increase. Land must
be designated to accommodate these uses to support the City. Should the
Corridor be developed with single-family uses, it will limit future commercial and
job creation opportunities. Potential commercial/business developments that
would locate in a major transportation corridor, would have limited other locations
to consider city-wide.
Preparation of a specific plan will further evaluate this corridor, utilizing the
Assessment as a guide. In addition, the environmental constraints and the
transportation alignments can be further analyzed for compatible land uses. This
will provide San Jacinto a unique opportunity that many cities do not have and
that is to master plan an area in a comprehensive and cohesive manner.
In addition, design standards for development can be incorporated in the specific
plan and can include architectural guidelines, landscaping requirements,
signage, site improvements, as well as, expedited processing.
BUDGETARY IMPACT:
Funding was allocated for the Assessment preparation.
Funding for the Specific Plan was included in last year's budget from
Redevelopment Agency and General funds, with project costs proposed to be
divided evenly. These funds were not carried forward to this Fiscal Year. The
staff recommendation, should the Council wish to move forward is to develop a
financing/funding plan for the proposed specific plan.
ALTERNATIVES:
Alternative No. 1
a. Receive and file the Market Assessment and Economic Development
Strategies for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
b. Direct staff to move forward on soliciting proposals for the preparation
of a specific plan to identify the land uses, infrastructure, design, and
financing for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
c. Utilize the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area, as a
guide for the development of a specific plan for the area; and
Direct staff to identify a funding mechanism to finance the preparation
of the specific plan; and
Include the Stakeholders during the process of preparing the specific
plan.
8
Staff recommends approval of this alternative, because the preparation of a
specific plan provides the most comprehensive and cohesive option for planning
development along the Ramona Expressway/Sanderson Corridor. The use of
the Assessment will provide a guide for the highest and best uses for the San
Jacinto's future.
Alternative No. 2
Receive and file the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area and delay the
current General Plan process to incorporate land uses for the Ramona
Expressway/Sanderson Avenue Corridor in the General Plan, as opposed to the
Specific Plan designation.
Staff does not recommend approval of this alternative, because it will delay
adoption of the General Plan and not provide for a comprehensive plan for the
area. The General Plan process has been underway for a number of years and
is close to completion. It is in the City's best interest to adopt the General Plan in
accordance with the current schedule.
Alternative No. 3
Receive and file the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area and process a
General Plan Amendment, once the General Plan is adopted to identify land
uses for Ramona Expressway/Sanderson Avenue Corridor and remove the
Specific Plan designation.
Staff does not recommend approval of this alternative, because it only addresses
land use on the surface and does not provide for a comprehensive and cohesive
plan for the area. Should Council consider this option, a consultant would need
to be hired to process the amendment and develop a land use plan to be
included in the General Plan.
ATTACHMENTS:
ATTACHMENT A
ATTACHMENT B
ATTACHMENT C
ATTACHMENT D
ATTACHMENT E
ATTACHMENT F
Market Assessment and Economic Development Strategy
for the Ramona Expressway/Sanderson Avenue Gateway
Corridor
January 5, 2006 Stakeholder Meeting Notes
November 16, 2005 Stakeholder Meeting Notes
Other General Comments
Letter from Mr. Robert Reicher, Market Profiles
Meeting Notification Letter
9
ATTACHMENT A
Economics Research Associates
MARKET ASSESSMENT AND ECONOMIC
DEVELOPMENT STRATEGIES FOR THE
RAMONA-SANDERSON CORRIIrOR
Prepared for
CITY F SAN .ACINT
Submitted by
Economics Research Associates
December 13, 2005
ERA Project No. 16070
388 Market Street, Suite 1580
San Francisco, CA 94111
(415) 956-8152 FAX (415) 956-5274 www.econres.com
Los Angeles San Francisco San Diego Chicago
Washington DC New York London
T
t
LE OF CONTENTS
Section Page
INTRODUCTION I- 1
EXECUTIVE SUMMARY AND RECOMMENDATIONS 1
Reserving Land for Commercial Development II- 1
Create a New Town Center il- 2
Transportation and Flood Control II- 3
Create New Community and Ball Field Complex II- 5
Negotiation with Major Land Owners II- 6
Need for a Specific Plan II- 7
Images of a Future San Jacinto Town Center II- 7
III ECONOMIC OUTLOOK AND DEMOGRAPHIC TRENDS III- 1
Regional Economic Overview III- 1
Employment Projections III- 3
Population and Household Trends III- 4
IV CORRIDOR LOCATION AND RESIDENTIAL
MARKET OVERVIEW IV- 1
Regional Context IV- 1
Gateway Area IV- 1
Regional Housing Market IV- 2
Local Housing Market IV- 2
Demand Analysis IV- 5
V OFFICE AND BUSINESS PARK DEVELOPMENT POTENTIAL V- 1
Regional Office Market . V- 1
Industrial/Flex Market V- 2
Selected Business Parks in Region V- 6
Demand Analysis V- 8
VI RETAIL DEVELOPMENT POTENTIAL VI- 1
Taxable Retail Sales VI- I
Retail Market Trends VI- 5
Planned Development in San Jacinto Valley VI- 9
Demand Analysis VI- 9
TABLE OF CONTENTS
(Continued)
Section Pag.e
VII HOTEL DEVELOPMENT POTENTIAL VII- I
Air Passenger Volume VII- I
Room Revenue VII- I
Regional Hotel Trends VII- 2
Hotel inventory VII- 4
Hotels in Planning and Construction VII- 8
Demand Analysis
SECTION I.
INTRODUCTION
The City of San Jacinto retained Economics Research Associates (ERA) to provide a market
based assessment of the future of the 1,700-acre Ramona -Sanderson Corridor located. in the
northern portion of the city. With the planned upgrading of Highway 79 to freeway status and
the construction of the new Mid County Parkway, this corridor has exceptional strategic value
in shaping the future of San Jacinto. Because of its strategic location, this area is also known
as the Gateway Area. ERA's role is to recommend realistic and market based strategies that
will accomplish the following five economic development objectives for the City:
• Ensure that the Corridor will be able to provide the retail goods and services needed
by San Jacinto Valley residents for at least the next 20 years.
• Provide one or more areas within the Corridor that will serve to accommodate high
quality jobs in the future.
9 Ensure that development in the Corridor will generate tax revenues to fund municipal
services like fire suppression, police protection, road maintenance and park upkeep.
a Taking advantage of the Corridor's history and geography, create a community core
that citizens of San Jacinto can take pride in.
• Enhance long-term value appreciation for San Jacinto land, homes and businesses.
This assignment was conducted by the San Francisco office of ERA. William "Bill" Lee,
Executive Vice President, served as project manager and chief consultant. Sujata Srivastava,
Senior Associate, assisted with research, analysis and report preparation.
Economics Research Associates - Project No. 16070 1-1
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
ERA
The Ramona -Sanderson Corridor or Gateway Area
Economics Research Associates - Project No. 16070
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
1-2
SECTION 11.
EXECTUVIE SUMMARY AND 1=.1 COMMENDATIONS
RESERVING LAND FOR COMMERCIAL DEVELPMENT
The central issue in the Ramona -Sanderson Corridor is the risk of strong single-family
housing demand pre-empting other land uses important to the community's future in terms of
jobs, taxes and a unique sense of place. ERA's market analysis focused successively f-arr. the
Inland Empire to Riverside County and then to the San Jacinto Valley, the city of San Jacinto
and finally to the Ramona -Sanderson Corridor. It considered demand growth related to
population, income and employment increases. ERA projects that the city of San Jacinto will
have a population of nearly 90,000 by 2025. This level of population growth, plus the
economic growth and maturation of Western Riverside County, will generate demand for
commercial and civic land and facilities. The mid -point demand forecasts for the 2025
planning horizon for the different commercial uses within the Ramona -Sanderson Corridor
are shown below. However, San Jacinto will not be built -out by 2025, and additional growth
is expected after 2025. ERA, therefore, recommends that the City reserve the following
acreage for commercial development or future civic use.
Table 11-1. Recommended Commercial Planning Acreage in Corridor
Mid -point 2025
Demand Forecast
Recommended
Planning Acreage
Retail Commercial
298
375
Office Business Park
175
225
Medical Campus
NA
50
Hotel & Motel
10
20
Town Center - Civic Center
NA
50
Community Center and Sall Fields
NA
50
Total Commercial and Civic Uses (Acres)
770
Economics Research Associates Project No. 16070
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Of the estimated 1,700 acres within this Corridor, ERA recommends that 770 acres or around
45 percent be planned for fature commercial, business park, civic or community uses.
Assuming that 500 additional acres will be required for transportation or other infrastructure
and open space systems, approximately 430 acres remain available for the development of
high quality residential neighborhoods.
CREATE A NEW TOWN CENTER
Since the city is headed for a total population of over 100,000, the current downtown area will
not be able to function effectively as the commercial hub and administrative center of a
community of this size. ERA recommends that San Jacinto plan for the creation of a new 50-
acre Town Center —Civic Center complex. :lather than having this complex be at the center of
a commercial shopping mall, we recommend teat the City acquire this 50-acre parcel and
manage its development over time for civic and vibrant town center types of uses. A well -
planned and well -designed Town Center, which could include higher density housing and
mixed -use development, will enhance the value of surrounding properties for commercial or
residential development. It will also be a source of community pride and contribute to the
long -tern appreciation of local home values.
Table 11-2. Recommended Planning Program for Town Center — Civic Center
Recommended
Planning Acreage
City Hall — 60,000 to 100,000 SF
10
Town Square and Public Plazas
2
Future Performing Arts Facility
3
Public Parking in Support of Restaurant and Shop Development
6
Commercial Parcels for Disposition to Developers
10
Mixed Use/Residential Parcels for Disposition to Developers
10
Circulation
9
Total Town Center (Acres)
50
Economics Research Associates Project No. 16070 II-2
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
This Town Center would work well, if developed in tandem with a life-style retail center,
which would be a private development. if planned with the life-style retail component, the
total land area should be around 80 acres. The existing downtown could become "Old Town"
with its historic and Hispanic flavor reinforced. Some images that suggest key elements of
the Town Center are included at the back end of this section.
TRANSPORTATION AND FLOOD CONTROL
The commercial and civic developments recommended above are premised on some major
infrastructure improvements. These include the following: 1) the realignment and upgrading
of Highway 79, 2) the construction of the Mid County Parkway, 3) extension of the Ramona
Expressway commercial corridor to the west, and 3) the construction of San Jacinto River
Levee Project.
Realligarnent of Highway 79
The realignment and upgrading of highway 79 to full freeway operation will make this
Gateway Area much more accessible from the southern part of the San Jacinto Valley,
enhancing the area's commercial market reach. The alignment through this Ramona -
Sanderson Corridor has been largely set, and construction is expected to begin in 2010. ERA
has no issue with this project.
Mid County Parkway
The Mid County Parkway is a proposed 32-mile limited access freeway corridor that will ease
congestion along the east -west roads between the San Jacinto and Corona in Western
Riverside County. The project is expected to reduce congestion and reduce travel times in the
overburdened existing corridors, including SR 91, SR 74 and SR 60. Travel time between
SR-79 and I-15 will be reduced from 45 minutes to 30 minutes, according to official
estimates. The exact alignment of the Mid County Parkway is not yet decided, with various
alternatives still being considered. According to Riverside County Transportation
Commission, construction is also expected to begin in 2010. ERA has reviewed two or three
alignment alternatives for this project and would like to recommend the southern alignment as
the one that best facilitates commercial and Town Center development in this corridor. Our
reasons are as follows:
• It facilitates the transition of Ramona Expressway to a strong commercial boulevard
with good commercial frontage on both sides. Shopping centers or Town Center
requiring considerable parcel depth can locate on the north side of this new boulevard.
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Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Big and medium box retailers and automobile dealerships are able to locate on the
south side in accordance to the required parcel depths. Automobile dealerships favor a
long frontage and do not require much parcel depth.
• It consolidates the two community dividers, the new Mid County Parkway and the
existing aqueduct, into a single corridor thereby minimizing the number of barriers to
community cohesion.
• It uses the aqueduct to buffer the negative influences of the freeway on the south side
and creates a good separator between the commercial uses on the north side of the Mid
County Parkway and the predominately residential uses on the south side of the
freeway and aqueduct.
® It places the new Highway 79 and Mid County Parkway interchange, and the
commercial. properties around this interchange, further south in the San Jacinto Valley
and closer to mere of the valley population.
• The eastern terminus of this Mid County Parkway leads to a strong potential location
for the Town Center —Civic Center complex. The parkway alignment and the location
of the Town Center could be designed so that as a driver approaches from the west, he
or she can see the Town Center at the end of the parkway with the San Jacinto
Mountains serving as a memorable backdrop. It would allow San Jacinto to convey a
sense of place that few newer communities in Riverside County have been able to
achieve. While not in the geographic center of the city, this location for a Town
Center would be easily accessible to San Jacinto residents from the west, south and
southeast.
Figure II-1. Possible Town Center Locations
Economics Research Associates Project No. 16070 11-4
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Ramona ExpressI ay Commercial Corridor
The Ramona Expressway commercial corridor, as currently contemplated, does not extend
beyond Warren Road to the west once the new Mid County Parkway is completed. San
Jacinto's commercial development interests would be better served if this corridor extended
further west, ideally to Perris but perhaps more realistically by one interchange to the west of
VN'arren Road.
Levee System
The San Jacinto River Levee Project involves the extension of the existing levee on the south
side of the river from east of State Street westerly to almost Warren Road. As one of the
City's ton priorities, the project will protect downstream communities from water
contamination and remove about 3,140 acres of land from the floodpiain, creating new
economic development opportunities for the city with much of that opportunity lying in the
Gateway Area.
Since 2002, the City has been working with the Riverside County Flood Control and Water
Conservation District for Stage 4 of the levee project. According to the agreement between
the two parties, the District will fund half of the project's planning, approval, design,
financing and construction, up to a maximum of $7 million. The total project cost is
estimated at $25 million, and all costs above those covered by the District will be the City's
responsibility.
The City is pursuing additional grant monies and is considering the formation of a
Community Facilities District (CFD) as a potential financing mechanism for the levee project.
Based on the initial analysis conducted by Webb Associates, the annual assessment will range
from $170 to $340 per dwelling unit per year. Considering assessment burden rates in this
range, the financial benefits to the property owners of removing their properties from the
flood plain well exceed the cost burden. ERA's :recommendation is that the City move
expediently to implement the CFD so the levee project can be completed in a timely manner.
CREATE NEW COMMUNITY AND BALL FIELD COMPLEX
Since land in San Jacinto is still fairly abundant and inexpensive, ERA recommends that the
City move to reserve an approximately 50-acre parcel for the future development of a
community center and ball field complex. The community center could include a gymnasium.
Economics Research Associates Project No. 16070 11-5
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
aerobics and workout rooms; class or small conference rooms and possibly a swimming pool.
The ball fields would likely include soccer fields, softball fields and 'baseball diamonds. The
complex would be designed for local play and to host regional tournaments. The complex
would enhance the desirability of San Jacinto as a residential community, and the tournaments
would bring income to local hotels and restaurants.
NEGOTIATION WITH MAJOR LAND OWNERS
ERA's analysis indicates that the City of San Jacinto should reserve much of this Corridor for
future commercial and civic development and additional lands will be needed to
accommodate the regional circulation system. While more detailed land planning analysis is
needed to determine the exact acreages, our evaluation suggest that there may be sufficient
land in the Corridor to accommodate possibly 400 to 450 acres of residential development.
The area within the Corridor but south of ER A's recommended alignment for the Mid County
Parkway and the Colorado River Aqueduct appears to be well suited for residential
development in accordance to the desires of the property owners. The residential character of
properties to the south of this area has been established. The parcels fronting on Ramona
Expressway on both the north and south sides should be reserved for future commercial or
civic uses.
The large parcels on the north side of Ramona Expressway should be planned to
accommodate much of the future commercial and civic reeds of the city; however, they are
sufficient large to accommodate some residential neighborhood development as well. For
these parcels, ERA recommends that the City negotiate an exchange of residential entitlement
for land acreage. If the landowner would dedicate 50 acres for a future Town Center, he or
she would be entitled to construct 500 housing units. Since the landowner would be able to
construct housing in the reasonably near term future and the Town Center location would
enhance the long-term value of the surrounding property, we believe the property owners
would have strong incentive to participate in such a deal. The City would then be in position
to create the Town Center which best reflects the vision of the community, and remnant
parcels not needed for civic or community uses could later be sold to developers at a
substantial gain. We would recommend a similar deal for the 50 acres required for the
community center and ball field complex.
Economics Research Associates Project No. 16070 II-6
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
ERA
NEED FOR A SPECIFIC PLAN
Implementation of the concepts that ERA has advanced above will require the preparation of
a Specific Plan and an associated Environmental Impact Study (EIR). Ideally, the City will
have officially endorsed a preferred alignment for the Mid County Parkway and have
negotiated some deals with the propert:✓ owners to know on whose property the Town Center
and community center/ball fields will be located. Rather than carrying innumerable
alternatives, which would be costly, the Specific Plan then can focus on the location and
design character of the Town Center, the local circulation system and the location and
allocation of the different land uses. The Plan should include design guidelines for the Town
Center.
Not all of the properties in this 1, 7 00-acre Corridor need to be included in the Specific Plan,
but it should certainly include the major properties around the Highway 79 and Mid County
Parkway interchange. The cost of a high quali ✓ Specific Plan and EIR is expected to be in
excess of S500,000, and it is fairly common for municipalities to recover that cost from the
property owners or develops as the properties develop. As an alternative, the cost of the
Specific Plan can be part of the residential entitlement for land negotiation.
IMAGES OF A FUTURE SAN JACINTO TOWN CENTER
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Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
ERA
Economics Research Associates Project No. 16070 II-8
Market Assessment and Economic Development Strate_y for the Ramona -Sanderson Corridor
ERA
Economics Research Associates Project No. 16070
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
11-9
SECTION LIL
ECONOMIC O13.1TLO K AND IEMOGRAN IC TR i S
In this section, ERA analyzes the regional economic context for future development potential
in San Jacinto, including employment trends, key industries, and employment forecasts. In
addition, ERA presents an overview of construction trends and demographics in San Jacinto
and Riverside County, including historical population, race, educational attainment, income,
and population projections.
REGIONAL ECONOMIC OVERVIEW
Riverside County is part of the greater Inland Empire economy, which aiso includes San
Bernardino County. The Inland Empire currently employs approximately 1.15 mtliien (non-
agricultural employment), a significant increase from 988,000 in 2000.
Riverside County's unemployment rate dropped from a high of 12 percent in 1993 to beicw
six percent in 2004. As shown in the chart below, Riverside County's unemployment rate
was consistently above the state level until 2002 and has been below the State average since.
Figure 11I-1. Unemployment Trends in Riverside County.
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
Unemployment Rates in Riverside County and California, 1990-2004
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004
a Riverside County ❑ California
Source: California i3rplcyrent Development Department; Ecenomcs Research Associates, 2005.
Economics Research Associates Project No. 16070 III-1
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
The economy of the inland Empire is diverse, with employment distributed among many
industry sectors. The chart below illustrates the current industry mix in the Inland Empire:
Figure 1it-2. inland Empire Employment by Industry.
Government
18%
Other Services
3%-, Wholesale Trade,
Transportation and
Utilities
Employment in Inland Empire, 2004
Natural Resources and
Construction
10% Manufacturing
10%
Advanced Services
32%
information and
Financial Activities
5%
etail Trade
13%
Source: California Employment Developrrent Department; Economics Research Associates, 2005.
As shown, the largest labor markets are in advanced services including professional and
business services, educational and health services, and hospitality and leisure services (32
percent), government (18 percent), retail trade (13 percent), and manufacturing (10 percent).
Inc. Magazine ranked the Riverside -San Bernardino metropolitan area as the 6th best place for
doing business in the country in 2005. The ranking was based on personal income data and
employment growth trends. According to the U.S. Bureau of Economic Analysis, personal
income in the Inland Empire has grown at a rate of five percent annually, well above most
metropolitan areas. Due to a combination of relatively lower land costs, availability of land,
skilled workforce, and an extensive transportation network, the inland Empire has been able
to attract many new companies and induce the expansion of local companies over the last 15
years. According to the California Employment Development Department, Riverside County
has added more jobs in the last 15 years than any other Southern California county.
The following table illustrates job gains in Riverside County compared to other counties in
California from 1990 to 2004:
Economics Research Associates Project No. 16070 III-2
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Table III-1. Employment Change in Selected C
nties, 1990-2(104.
Location
Riverside
San Bernardino
Orange County
San Diego
Employment
1990
498,300
599,600
1,306,200
1,159,300
Los Angeles 4,259,700
Santa Clara 818,900
Source: California Emptoyrnent Development Department; ERA.
Employment
2004
763,800
790,200
1,518,900
1,420,000
4,494,000
774.200
Net Employment
Change
265,500
190,600
212,700
260,700
234,300
(44,700)
% Change
53.3%
31.8%
16.3°/0
22.5%
5.5%
-5.5%
Riverside County's employment exploded during this period, growing by over 53 percent and
adding 265,500 net jobs. San Bernardino also experienced significant growth, with the
employment increase totaling 190,600 jobs or 32 percent. San Diego and Orange County
economies also expanded, while the Los Angeles economy remained stable and Santa Clara
County lost jobs during the period.
Much of the growth can be attributed to the attractiveness of the Inland empire. to new
businesses and expansions due to significantly lower land costs compared to coastal counties,
as well as, competitive advantages including availability of land, skilled workforce, and
greater housing affordability. In addition, the Inland Empire benefits from an extensive
network of freeways and transportation infrastructure that provides access to the greater
Southern California regional market. The region's economic growth has spurred job creation
in Western Riverside County, as well. WRCOG estimates that the subregion (includes 14
communities and cities in the county west of the San Jacinto and Santa Rosa Mountains)
gained 59,000jobs from 2000 to 2005 and currently employs 447,000 people.
EMPLOYMENT PROJECTIONS
Official SCAG employment projections show continued growth in Riverside County, as
shown in the table below:
Table III-2. Projected Employment in Riverside County
Total Employment % Change 5-yr
Year Change period
2000-05 76,566 14.9%
2005-10 123,249 20.8%
2010-15 115,216 16.1%
2015-20 113,435 13.7%
2020-25 114,862 12.2%
Source: Southern California Association of Governments
Average Annual
Increase
15,313
24,650
23.043
22,687
22,972
Economics Research Associates Project No. 16070 1II-3
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
According -to SCAG, employment is forecast to steadily increase from the current year to
2025. In the 2005 to 2010 period, SCAG projects employment gains of 123,250 jobs, a 21
percent increase. From 2010 to 2025, the average annual employment increase in Riverside
County is approximately 23,000.
PLPULATION AND HOUSEHOLD TRENDS
Population Growth
Riverside County is currently the fastest growing county. in California, and the second fastest
growing county in. the -United States. The Western Riverside County sub -region has
experienced tremendous growth in the last decade. Between 1990 and 2000, Western
Riverside County's population grew by 30 percent to reach a total of 1,132,000. The table
below summarizes historical population trends in key cities in Western Riverside County,
compared to the overall county's patterns.
Table III-3. HistoricalPonuiation Growth in San Jacinto and Riverside County
Riverside County
Growth Rate
1990 1995 2000 2005 1995-2005
San Jacinto 16,210 19,633 23,779 28,028 3.62%
Hemet 36,094 46,073 58,812 78,557 5.48%
Perris 21,460 27,868 36,189 47,815 5.55%
Moreno Valley 118,779 130,046 142,381 157,703 1.95%
Rest of Riverside County 950,771 1,104,991 1,284,226 1,538,128 3.36%
Total Riverside County 1,170,413 1,344,894 1,545,387 1,850,231 3.24%
San Jacinto Share of County
1.38% 1.46% 1.54% 1.51% 0.37%
Source: Census Bureau, California Dept. of Finance and ERA
As shown, Riverside County's population has increased at an annual average rate of 3.2
percent annually from 1995 to 2005. The cities of San Jacinto, Hemet and Perris have grown
at much higher rates during the last five years. In San Jacinto, the population increased at an
average annual rate of 3.6 percent, while Hemet and Perris experienced growth at a rate of 5.5
percent and 5.6 percent, respectively. Currently, the population of San Jacinto is estimated at
28,028, while the entire county's population totals 1.85 million. San Jacinto, being. largely
undeveloped, accounts for only 1.5 percent of the total county population.
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Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Ccustructie i Activity
As shown in TahEe ll7g-4, residential construction has been extremely active in Riverside
County for the Last decade. From 1994 to 2004, over 181,000 permits were issued for
residential construction in the county. The vast majority of these, or 88 percent, were single-
family permits. In the ten-year period, an average of 16,500 permits were issued annually, of
which 14,500 were permits for single-family homes. The average annual growth rate in
construction permits during this period was 15 percent for Riverside County,
San Jacinto has also experienced significant growth in housing construction in the last decade.
A total of over 3,000 permits were issued from 1994 to 2004, for an annual average of 274
units per year. Almost all of the new 'units built during this period were single-family units,
which composed 98 percent of permits issued in San Jacinto. The rate of residential
construction has accelerated sharply during the past four years. It was 205 units in 2001 but
increased to 345 units in 2002, 463 units in 2003 and 995 units in 2004.
Demographic Characteristics
Racial and Ethnic Diversity
The racial and ethnic composition of residents by jurisdiction in 2000 is shown in Figure M-
3. The communities vary significantly in the ethnic and racial mix, with nearly 80 percent of
Hemet's residents identifying themselves as White, compared to about 40 percent of Perris
residents. San Jacinto has a diverse mix of races and ethnicities, with about 31 percent non-
White residents.
The Hispanic and Latino population in the key jurisdictions is presented in Figure 1I1-4
below. As shown, 41 percent of San Jacinto's population is Hispanic/Latino, a representation
much higher than in the county or state. Hemet has a much lower representation of
Hispanics/Latinos at 23 percent, while Perris has a much higher percentage of 57 percent.
Economics Research Associates Project No. 16070 III-5
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Table III-4. Rcsitkntial Building Permits, 1994 to 2004
Annual
Average Increase
Jurisdiction 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 Total 94-04 94-114
San Jacinto
Single Family 61 101 54 77 184 376 153 205 343 463 943 2,960 269 31%
Multi Runily 0 0 0 0 0 0 0 0 0 52 52 5
Total 61 101 54 77 184 376 153 205 343 463 995 3,012 274
I knit
Single Family 116 113 141 91 200 299 565 451 338 798 804 3,916 356 21%
lvkdti Family 0 0 0 114 0 0 71 8 44 4 68 309 28
Total 116 113 141 205 200 299 636 459 382 802 872 4,225 384
Penis
Single Family 83 20 114 113 85 186 9 145 491 1,269 1,573 4,088 372 34%
Multi Emily 0 0 0 0 0 80 70 0 186 0 0 336 31
Total 83 20 114 113 85 266 79 145 677 1,269 1,573 4,424 402
Moreno Valley
Single Family 291 202 158 234 245 259 323 602 1,152. 2,011 2,109 7,586 690 22%
Multi Family 0 24 0 108 0 0 0 0 70 448 1;505 2,155 196
1gal 291 226 158 342 245 259 323 602 1,222 2,459 3,614 9,741 886
Riveaside County
Single Family 7,690 6,803 7,021 8,678 10,758 12,659 13,630 16,556 20,591 25,137 29,478 159,001 14,455 14'%n
Multi Family 596 143 478 1,106 1,735 1,920 1,780 2,458 2,0'73 5,224 4,748 22,261 2,024
'total 8,286 6,946 7,499 9,784 12,493 14,579 15,410 19,014 22,661 30,361 34,226 181,262 16,478
Source: Construction Industry Research ch Board
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Report. 11.2.2005
Markel Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
111-6
Figure )i1-3. Ethnic Composition far Key Cities and Riverside County
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Ethnic and Racial Composition of Key Cities
San Jacinto Hemet Perris Moreno Ve ley Riverside County
White j African American 0 Native American 0 Asian and Pacific Islander 0 Other Race
Source: US Census 2000; Economics Research Associates, 2005.
Figure II 4 Hispanic and Latino Population in Key Jurisdictions, 2000.
70.0%
Hispanic! Latino Population as Percent of Total by Jurisdiction
57.3%
50.0%
50.D%
40.0%
36.2% 38.4%
30.0%
20.D%
10.0%
0.0%
23.0%
40.9°A
32.4%
Riverside Herne Moreno Valley Parris San Jacinto California
County
Source: US Census 2000; Economics Research Associates, 2005.
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Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Age
The chart below (Figure Ill-5) illustrates the distribution of the population of each
jurisdiction by age group. As shown, seniors are more generously represented in the San
Jacinto Valley than in the county as a whole. This is largely due to the presence of many
retirement communities in the valley. Nearly a third of the population in Hemet is made up of
seniors in the 65 and over age groups. San Jacinto's share of seniors is at 17 percent,
compared to 13 percent and 11 percent in the county and state, respectively. By contrast,
Moreno Valley and Perris have a greater representation of children under 15 than the other
jurisdictions. Children compose 31 and 34 percent of the population in Moreno Valley and
Perris, respectively. Children under 15 make up 26 percent of the population of Riverside
County and 23 percent of the statewide population. In San Jacinto, this group represented 27
percent of the population, about the same level as the county.
Figure 1Il1-5 Distribution of Population by Age, 2000.
100%
90%
80%
70%
60%
5 0 %
40%
30%
20%
10%
0%
Distribution of Population by Age Group
Riverside County Hemet
Mo eno Valley
Perris
San Jacinto
California
❑ Under 15 ® 15-19 ❑ 20-24 0 25-29 ■ 30-34 ® 35-39 ® 40-44 0 45-54 ® 55-64 ® 65-74 ❑ 75+
Source: US Census 2000; Econorrics Research Associates. 2005.
Economics Research Associates Project No. 16070
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I1I-8
Educational Attainment
In terms of educational attainment, the jurisdictions of Western Riverside County vary fzorn
one another. Countywide, about 50 percent of residents 25 or over had a high school diploma
or equivalent, compared to 43 percent in the state. Nearly 27 percent of the state's adults had
a bachelor's degree or advanced degree, compared to about 17 percent in Riverside County.
The individual communities profiled below showed similar patterns to the county. The
percentage of adult residents over 25 with a bachelor's degree or higher ranged from 7 percent
in Perris to 14 percent in Moreno Valley. In San Jacinto, about 9 percent cf the population
over 25 had a bachelor's degree or further education.
Figure II1-6 Educational Attainment by Jurisdiction, 2900
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Riverside County
Educations! Attainment by Jurisdiction
Hemet
Moreno Valley
Perris
San Jacinto
California
❑ No schooling ® Less than 9th ❑ 9th to 12th ❑ High school diploma ■ Some college ❑ AA ®BA ❑ Prof/ masters
Source: US Census 2000; Economics Research Associates, 2005.
However, recent trends indicate that the educational level of residents in Western Riverside
County is rising, as middle -income households from coastal counties (Orange County, San
Diego County, and Los Angeles County) relocate into the Inland Empire, due to the lower
cost of new housing and expanding employment opportunities in the region.
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Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Income Distribution
According to the 2000 Census, the various communities of Riverside County varied in
household income distribution. As shown below, Hemet and San Jacinto had a higher
percentage of low-income residents than the county of Riverside and the state of California.
In 1999, approximately 36 percent of Hemet households and 33 percent of San Jacinto
households had incomes under $20,000. By contrast, 21 percent of Riverside County and 20
percent of California households had incomes under $20,000. Similarly, Hemet and San
Jacinto had a smaller percentage of wealthy households earning over $100,000, at three and
four percent, respectively, compared to the county (12 percent).
Figure III-7. Distribution of } ousehoid Income by Jurisdiction, 1999
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Riverside
County
Distribution of l- ousehoCd income by Jurisdiction
Hemet Moreno Valley
Perris
San Jacinto
California
Less than $10,000 a $10,000 - $19,999 ❑ $20,000 - $29,999 ❑ $30,000 - $39,999 ® $40,000 - $49,999
❑ $50,000 - $59,999 a $60000 - $74,999 0 $75,000 - $99,999 a $100,000 - $149,999 a 6150,000 +
Source: US Census 2000; Economics Research Associates, 2005.
Median household income was significantly lower in Hemet and San Jacinto than in
neighboring Moreno Valley and in the overall county. In 1999, median household income in
Hemet was $26,800 and $30,600 in San Jacinto, compared to $42,900 in Riverside County.
The median household income in Moreno Valley was higher than the county's at $47,400,
and very close to the state median of $47,500.
Economics Research Associates Project No. 16070 III-10
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Figure 111-8. Median household Income by ,Jurisdiction, 1999.
S50,000
S45,000
S40,000
S35,000
S30,000
525,000
$20,000
S15,000
310,000
$5,000
Median ifousePnaid Income by Jurisdiction
Riverside
County
Hemet Moreno Valley
Source: US Census 2000; Economics Research Associates, 2005.
Ferris
San Jacinto
California
However, with new homes selling in the $300,000 to $400,000 range in the San Jacinto
Valley, median household incomes have risen since 2000 and will continue to increase rapidly
in the decade ahead.
Population Growth Forecasts
Forecasts by the Southern California Association of Governments (SCAG) show that the
region's rapid growth is expected to continue well into the next 20 years. By 2030, SCAG
estimates that Western Riverside County will add another million residents for a total
population of 2.4 million, with 400,000 new homes and 470,000 new jobs fueling this growth.
The growth rate in Riverside County will outpace San Bernardino, San Diego, Orange County
and Los Angeles County from 2000 to 2025.
Most of the population increase is forecast to come from domestic migration and high birth
rates. In 2003, WRCOG attributed 20 percent of the population growth in the county to
natural increase, and 80 percent to net migration. All of the communities within Western
Riverside County are expected to see significant growth, with the exception of Norco and
Canyon Lake.
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Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Considering the recent rapid acceleration in residential construction and the level of
residential developer interest currently, ERA. considers the official SCAG population forecasts
for San Jacinto to be unrealistically low. Therefore, ERA forecast the population of San
Jacinto for the next twenty years using the assumptions outlined below:
• ERA estimated that there would be approximately 1,700 units added per year from
2005 to 2010 for a total of 8,500 units.
• As land becomes more scarce and expensive, the rate of construction is expected to
slow slightly from 2010 to 2015 to 1,300 units per year, and continue slowing to an
annual average of 500 housing units per year in the 2020 to 2025 period.
f Overali, San Jacinto will add approximately 22,250 units during the next 20 years.
• Assuming a stabilized vacancy rate of five percent, about 21,100 households wl"s_l be
added from 2005 to 2025.
• The average household size in San Jacinto is currently 2.84, and is projected to
increase slightly over the next two decades, as young families buying new homes have
more children.
• These new households will add approximately 61,500 people over the next 20 years.
Table 111-5. Population Projection Assumptions for San Jacinto
2005-10 2010-15 2015-20 2020-25 2005-25
Number housing units added annually 1,700 1,300 950 500 4,450
Total new housing units 8,500 6,500 4,750 2,500 22,250
Total new households` 8,075 6,175 4,513 2,375 21,138
Average household size 2.8 2.9 3.0 3.0 2.9
Population in new households 22,933 17,908 13,538 7,125 61.503
I Assumes vacancy rate of 5 percent in market equilibrium.
Source: ERA
Based on the assumptions outlined above, ER.A's forecast shows that San Jacinto's population
will increase from 28,000 in 2005 to 68,900 in 2015 and nearly 90,000 in 2025. This
represents a total population increase of219 percent at an average rate of six percent annually.
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Table 111-6. Population Projection Assn ions for San Jacinto
Jurisdiction 2005 2010 2015 2020 2025
San Jacinto 28,028 50,961 68,869 82,406 89,531
Hemet 78,557 105,100 121,911 138,496 152,911
Perris 47,815 63,440 70,014 76,501 83,589
Moreno Valley 157,703 169,895 187,816 205,503 224,856
Rest of Riverside 1,538,128 1,696,036 1,921,917 2,141,372 2,393,147
Riverside County Total 1,850,731 2,085,432 2,370,526 2,644,278 2,949,643
San Jacinto share of County 1.5% 2.4% 2.9% 3.1 % 3.0%
San Jacinto Valley share of County 5.8% 7.5% 8.0% 8.4% 8.2%
Source: CAS Census; SCAG: ERA.
As shown in the projections in Tulle 111-6, the population in Riverside County is projected to
reach 2.4 pillion by 2015 and 2.9 million by 2025. San Jacinto's population of nearly 90,000
in 2025 will compose approximately three percent of the county's population, compared to
1.5 percent currently. The San Jacinto Valley, which includes the cities of Hemet and San
Jacinto, will compose over eight percent of the county population in 2025. The San Jacinto
Valley population will exceed 200,000 in about ten years, surpassing a market size threshold
required by many national retailers.
Economics Research Associates Project No. 16070 1I1-13
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Sn' CTI IV.
.
CORRIDOR LOCATION AND RESIDENTIAL MARKET OVERVIEW
REGIONAL CONTEXT
San Jacinto is located in Western Riverside County, approximately 80 miles east of Los
Angeles and 90 miles north of San Diego. The city is linked to the greater Southern
California region by Ramona Expressway, providing east -west access to 1-215, and Highway
79, providing north -south access to I-10 and Highway 74.
San Jacinto possesses both natural and cultural assets. Founded in 1870, San Jacinto is one of
Riverside County's oldest cities. Although many structures are no longer standing due to past
earthquakes, San Jacinto still possesses historic buildings, such as the Estudillo Mansion,
which dates back to 1885. Listed in the National Register of Historic Places, the Estudillo
Mansion is significant as the residence of Francisco Estudillo, the proprietor of the large land
holdings known as the Estudillo Land Grant, which contained much of what is now known as
San Jacinto. The City is now working on restoration of the Estudillo Mansion with the help
of the National Park Service and the State Office of Historic Preservation. The San Jacinto
Museum, operated by the City, is located on the Estudillo Mansion property. In addition to
these historical and cultural assets, San Jacinto also has some natural assets, including Mount
San Jacinto, one of the three tallest peaks in Southern California.
GATEWAY AREA
The Ramona -Sanderson Corridor or Gateway Area is located at the intersection of Highway
79 and the Ramona Expressway. As one approaches the city from the north on Highway 79,
the San Jacinto Valley provides an expansive and scenic panorama. Approaches from the
northwest on Gilman Springs Road and from the west on Ramona Expressway offer
impressive views of the San Jacinto Mountains. The Gateway Area is both a scenic and
strategic location for the city. The upgrading of Highway 79 to full freeway status, the
construction of the Mid County Parkway and the planned San Jacinto River Levee project,
which will free up previously floodplain land for development, greatly enhance the
importance of this corridor for the future of San Jacinto.
Economics Research Associates Iv-1
Development Opportunities in Ramona -Sanderson Corridor
REGIONAL, HOUSING MARKET
The Inland Empire is one of the nation's fastest growing regions, and as such, the housing
market has been booming in recent years. As shown in Table IV-1, the region's median
home prices have continually escalated since 2000, and are expected to keep rising as
employment increases and land becomes more scarce. The median price for a single-family
home in the Inland Empire has increased from $138,740 to $384,910 in the last five years,
representing a price increase of 186 percent (in inflation -adjusted dollars). The increases in
Riverside and San Bernardino Counties have been stronger than in other Southern California
Counties. However, the median price of a single-family home continues to be significantly
lower in the Inland Empire than in neighboring coastal counties. The median price in Orange
County was $716,300 in August 2005, more than $330,000 higher. In Los Angeles County,
the median price of $564,340 was $180,000 higher than in Riverside and San Bernardino
Counties.
Given this differential in pricing, it is evident that the Inland Empire housing prices continue
to be snore affordable than in other coastal communities. However, the gap between the
Inland Empire and the state seems to be closing. Whereas homes in the Inland Empire used to
be at just over half of the state median, they are now 68 percent of the median in California.
LOCAL HOUSING MARKET
Trends in Median Home Price
Table IV-2 describes the median housing prices for the month of August for all types of
ownership product (including new single-family homes, new condominiums, and resales of
both) in some of the key jurisdictions in Riverside County. As indicated, San Jacinto had a
median home price of $323,000 in August 2005, compared to $390,000 in Riverside County.
The communities of Western Riverside County had slightly lower median prices than other
cities in other parts of the county such as Riverside, Temecula, Winchester, and Corona. The
median in the city of Riverside was nearly the same as the county's, while the median in
Corona was substantially higher at $528,000.
The median price increases from August 2004 to August 2005 have been strong for all of
Riverside County, and particularly for the communities in the San Jacinto Valley. San Jacinto
and Hemet experienced median price increases of 29 percent and 23 percent, respectively,
compared to 16 percent in the county. The median home price in San Jacinto is catching up to
Economics Research Associates IV-2
Development Opportunities in Ramona -Sanderson Corridor
Table IV-1. Median Sales Price Trends in Inland Empire, August 2000-August 2005
Jiff isdiction
August August August August August August % Change 2
2000 2001 2002 2003 2004 2005 00-05
Riverside and San Bernardino Counties $138,740 $157,700 $179,910 $228,560 $310,120 $384,910 186.3%
Orange County $323,440 $373,780 $437,360 $523,600 $649,590 $716,300 128.5%
Los Angeles County $229,200 $249,590 $300,980 $374,720 $455,590 $564,340 154.1 %
California $255,580 $276,590 $334,100 $404,870 $474,370 $568,890 129.7%o
Inland Empire as %of Stale 54.3% 57.0"/% 53.8% 56.5% 65.4% 67.7"/o
Based on closed escrow sales of single-family, detached homes only (no condos).
2 Inflation -adjusted increase in median single-family home price.
Source: California Association of Realtors.
Table IV-2. Home Sale Activity in Western Riverside County, Year End 2004 t
Jurisdiction
Units sold Median Price Median Price Price Change
2004 2004 2003
Western Riverside County
San Jacinto 997 $242,000 $175,000 $67,000 38.3%
Ilenef 2,740 $237,000 $178,182 $58,818 33.0"/n
Perris 1,717 $258,000 $185,000 $73,000 39.5%
Moreno Valley 4,876 $270,000 $196,500 $73,500 37.4%
Other Cities
Riverside 6,596 $305,000 $238,000 $67,000 28.2%
Corona 4,752 $435,000 $332,000 $103,000 31.0%
Temecula 3,669 $407,000 $319,750 $87,250 27.3%
Winchester 721 $393,500 $295,000 $98,500 33.4%
Riverside County 53,854 $320,000 $250,000 $70,000 28.0%
San Jacinto as % of County '1.9% '75.6% 70.0% 95.7%
Reporting resale of single family residences and condos as well as new homes and condos.
Source: Dataquick Information Systems, 2004.
Economics Research Associates
Report. 10.2.2005
Development Opporlunities in Ramona -Sanderson Corridor
1V-3
the county. Whereas the median price in San Jacinto in 2004 was about 75 percent of the
median in the county, it is now at 83 percent, reflecting the closing gap between San Jacinto's
and the county's housing prices.
Similar trends can be observed with annual sales price increases in 2003 and 2004, as seen in
Table IV-3. In San Jacinto, nearly 1,000 housing units were sold in 2004, representing less
than two percent of total sales in the county. The median price for all home sales (including
resales) in San Jacinto increased from $175,000 in 2003 to $242,000 one year later,
representing a price difference of 38 percent, compared to 28 percent in the county. Similar
increases in median prices occurred in other Western Riverside County communities.
Table IV-3. Home Sale Activity in Western Riverside County, August 2005'
Jurisdiction
Units sold Median ?rice Median Price ?rice Change
August 2005 August 2005 august 2004 $
Western Riverside County
San Jacinto 180 5373.250 $250,000 $73,250 293%
Hemet 293 $307,000 $249,000 $58,000 23.3%
Perris 250 $340,000 $260,000 $80,000 30.8%
Moreno Valley. 509 $359,000 $287,000 $72,000 25.%
Other Cities
Riverside 702 .°;390,000 $320,000 $70,000 21.9%
Corona 543 $528,000 $450,000 $78,000 17.3%
Temecula 319 $470,000 $410,000 $60,000 14.6%
Winchester 74 $444,250 $415,250 $29,000 7.0%
Riverside County 5,610 $389,500 $335,000 $54,500 16.3%
San Jacinto as % of County 3.2% 83.0% 74.6% 134.4%
Reporting resale of single family residences and condos as well as new homes and condos.
Source: Dataquicic Information Systems, 2004.
Projects in Planning and Construction
According to the City of San Jacinto, there are numerous housing development projects in
planning and construction phases throughout the city. Table IV-4 outlines the number of
housing units in the various stages of development in the Gateway Area and in the overall
city. As shown, there are approximately 8,700 units in planning stages and 3,280 units in
construction currently, for a total of almost 12,000 units citywide. ERA estimates that
approximately 60 percent of the units planned will be completed between 2005 to 2010,
Economics Research Associates
Report. 10.2.2005
Development Opportunities in Ramona -Sanderson Corridor
IV-4
representing over 5,200 units. When added to the units currently in construction, ERA
estimates that San Jacinto will have 8,500 new homes by 2010.
Table 1V-4. Housing Units in Planning and Construction in San Jacinto, 2005.
Planned Housing Unit Development I
Units in Total Housing
Planned Units Construction Units
Gateway Area 525 0 525
Other Areas 8,170 3,280 11,450
Total San Jacinto 8,700 3,280 11,980
Percent to be completed 2005-10 (estimate) 60% 100% 71%
Total units built 2005-10 (estimate) 5,220 3,280 8,500
Units in planning and construction based on City of San Jacinto's tentative maps dated August 2005.
Source: City of San Jacinto; Economics Research Associates.
DEMAND ANALYSES
Housing demand is currently very strong in San Jacinto Valley, and the number of residential
units permitted in San Jacinto has just this past year exceeded the number in Her let for the
first time since 1999. In the previous section ERA estimated that the city will have demand
for 22,250 units over the next 20 years. During the next few years, demand will continue to
be for single-family units. However, as land becomes scarcer and the San Jacinto achieves a
higher degree of urbanization, town houses, condominiums and apartments will become more
popular. ERA's estimated housing demand distribution by product type is presented in Table
IV-5. The issue in the Ramona -Sanderson Corridor is the risk of strong single-family housing
demand pre-empting other land uses important to the community's future in terms of jobs,
taxes and a unique sense of place.
Table IV-5. Projected Distribution of Housing Demand by Product Type
2005-10 2010-15 2015-20 2020-25 2005-25
Number housing units added annually
1,700 1,300 950 500 4,450
Total new housing units 8,500 6,500 4,750 2,500 22.250
Single Family Percentage 95% 88% 80% 68% 87%
Townhouse Percentage 5% 9% 13% 18% 9%
Multi Family Percentage 0% 3% 7% 14% 4%
Single Family Detached Units 8,075 5,720 3,800 1,700 19,295
Townhouses 425 585 618 450 2,078
Apartments or Condominiums 0 195 333 350 878
Source: ERA
Economics Research Associates
Report. 10.2.2005
Development Opportunities in Ramona -Sanderson Corridor
IV-5
SECTION V.
OFFICE AND l; USINESS PARK DEVELOPDEVELOPMENT POTENTIAL
This section describes the local and regional office and industrial real estate markets, and
estimates current and future demand for office and business park development in San 'Jacinto
and the Ramona -Sanderson Corridor.
REGIONAL OFFICE MAJRK T
Inland Empire Region
The inland Empire office market is strong due to a combination of low interest rates,
relatively low cost of land, and an abundance of reasonably priced labor. Commercial
development in the region has increased rapidly to keep pace with the explosion in population
growth, which has generated demand for all types of goods and service in the region. Office,
medical, and industrial condominium development have increased in popularity in the
southwest subregion of the Inland Empire, where land costs have increased by about 30 to 40
percent in the last year.'
In the multi -tenant office sector, the vacancy rate is currently three percent (with a range of
two to four percent in the last year). Class A buildings have asking gross lease rates ranging
from S2.20 to $2.75 per square foot per month; which is similar to lease rates in the San
Francisco Financial District. The most recent reports by real estate brokers indicate that the
Inland Empire regional office market is the second tightest market in the country, and 2.5
million square feet of space is planned for construction.
The cities of Riverside, San Bernardino, and Corona are experiencing a great deal of office
construction. According to CB Richard Ellis, there were three major office projects
completed in the second quarter of 2005, including one Class A building and two Class B
buildings, for a total of over 108,000 square feet in San Bernardino. Other projects in
construction include Canyon Crossing Corporate Center in Riverside, Brier Business Center
in San Bemardino, and Lakeview Center and Airport Corporate Center in Ontario. The
Grove, a new 350,000-square-foot office campus located in the Hunter Business Park of
Western Real Estate Business, "Market Highlight" August 2005.
Economics Research Associates Project 16070 V-1
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Riverside will be completed in 2007, and will become the largest new office campus in that
city. There is reportedly over 1.5 million square feet of speculative Class A office space
under construction in the city of Riverside.
Riverside County
In 2005, the total office inventory in Riverside County was 18.2 million square feet (see
Table V-1). About 17.1 million square feet was occupied, representing a vacancy rate of 6.2
percent. From 2000 to 2003 the vacancy rates remained at about six to seven percent. Then in
2004 the regional office vacancy rate turned upward slightly to reach 8.3 percent as new space
came onto the market. In the last year, with strong absorption the vacancy rate has come
down again to about six percent.
When averaged over the preceding five years, office absorption (net increase in occupied
space) in Riverside County has averaged 469,000 square feet annually. The 2003 absorption
was only 193,000 square feet, but by 2004 it had climbed to 722,000 square feet. Over the
past four quarters, absorption totaled 820,000 square feet. The Riverside County office
market is clearly heating up; however, it has not yet reached San Jacinto.
According to Costar, a proprietary data source, San Jacinto's current office inventory totals
only 128,000 square feet, a negligible share of the regional market (Table V-2). There are no
vacancies, and there has been little construction in the last few years. The only new office
project that ERA was able to uncover is a 28,000-square-foot building currently in
construction at the corner of Seventh and State.
INDUSTRIAL/ILEX MARKET
ERA also reviewed the industrial/flex market in Riverside County to assess the potential
demand for flex and light industrial space in San Jacinto. As indicated in Table V-3,
Riverside County currently has about 3.9 million square feet of flex space, of which 11
percent is vacant. Over the last five plus years, average annual absorption was 91,000 square
feet. Total absorption for the first two quarters of this year was 16,000 square feet. Riverside
County has substantial warehouse development, but limited industrial/flex or research and
development (R & D) space. The City of San Jacinto is not interested in the development of
warehouse distribution use, and the demand for such use is not covered in this report. The
average lease rate for industrial/flex space is now approximately $10.69 per square foot, triple
net.
Economics Research Associates Project 16070 V-2
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Table V-1. Total Existing Office Space in Riverside County
Total Total Total
No. of Total Total Vacancy Total Vacant Vacant Occupied Total Net Average
Period Bldgs RBA Vacancy % Available Avail "A SF Absorption Rate (1's)
2000 I Q 991 15,712,338 1,193,840 7.6% 1,1 75,301 7.5% 14,518,498 262,530 $15.24
2000 2Q 992 15,754,788 959,429 6.1% 963,07'7 6.1% 14,795,359 276,861 $ 15.28
2000 3Q 994 15,773,738 1,013,473 6.4% 886,462 5.6% 14,760,265 (35,094) $15.10
2000 4Q 995 15,777,508 981,759 6.2% 852,794 5.4% 14,795,749 35,484 $15.30
2001 IQ 999 15,888,600 966,444 6.1% 884,796 5.6% 14,922,156 126,407 $15.73
2001 2Q 1,003 16,114,720 1,253,846 7.8% 1,144,763 7.1% 14,860,874 (61,282) $16.51
2001 3Q 1,004 16,127,102 1,191,422 7.4% 1,023,607 6.3% 14,935,680 74,806 $16.23
2001 4Q 1,007 16,170,246 1,168,892 7.2% 1,017,454 6.3% 15,001,354 65,674 $17.07
20021Q 1,017 16,296,028 1,021,878 6.3% 949,409 5.8% 15,274,150 2'72,796 $17.54
2002 2Q 1,017 16,296,028 1,069,545 6.6% 989,306 6.1% 15,226,483 (47,667) 817.65
2002 3Q 1,019 16,365,726 1,026,962 6.3% 941,92'7 5.8% 15,338,764 112,281 $17.67
2002 4Q 1,023 16,526,084 1,156,051 7.0% 1,051,120 6.4% 15,370,033 31,269 $18.22
2003 IQ 1,026 16,583,034 1,097,302 6.6% 991,370 6.0% 15,485,732 115,699 $18.56
2003 2Q 1,027 16,595,431 1,073,478 6.5% 991,458 6.0% 15,521,953 36,221 $19.75
2003 3Q 1,030 16,704,924 1,155,478 6.9% 1,154,083 6.9% 15,549,446 27,493 $20.05
2003 4Q 1,034 16,840,189 1,276,879 7.6% 1,194,100 7.l% 15,563,310 13,864 $20.58
20041Q 1,040 16,928,406 1,337,447 7.9% 1,187,148 7.0% 15,590,959 27,649 $21.33
2004 2Q 1,060 17,197,140 1,433,049 8.3% 1,204,506 7.0% 15,764,091 1'73,132 $21.75
2004 3Q 1,064 17,260,940 1,126,199 6.5% 929,796 5.4% 16,134,741 370,650 $21.71
2004 4Q 1,067 17,308,704 1,023,870 5.9% 845,412 4.9% 16,284,834 150,093 $21.81
2005 1Q 1,079 17,530,091 1,054,533 6.0% 848,736 4.8% 16,475,558 190,724 $22.58
2005 2Q 1,087 17,703,994 985,093 5.6% 878,228 5.0% 16,718,901 243,343 $22.35
2005 QTD 1,112 18,240,058 1,129,826 6.2% 973,582 5.3% 17,110,232 235,931 $22.45
Source: CoStar
Economics Research Associates Project 16070 V_3
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Table V-2. Total Existing Office Space in San Jacinto
Total Total Total
No. of Total Total Vacancy Total Vacant Vacant Occupied Total Net Average
Period Bldgs RBA Vacancy % Available Avail "A SF Absorption Rate (fs)
2000 1 Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2000 2Q 16 128,354 0 0.0% 0 0.0% 128,354 0 -
2000 3Q 16 128,354 0 0.0°A 0 0.0% 128,354 0
2000 4Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2001 I Q 16 128,354 12,800 10.0% 12,800 10.0% 115,554 (12,800) $9.00
2001 2Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 1,300 $9.00
2001 3Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 0 $9.00
2001 4Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 0 $9.00
20021Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 0 $9.00
2002 2Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 0 $9.00
2002 3Q 16 128,354 7,100 5.5% 7,100 5.5% 121,254 4,400 $9.00
2002 4Q 16 128,354 7,100 5.5% 7,100 5.5% 121,254 0 $9.00
2003 I Q 16 128,354 0 0.0% 0 0.0% 128,354 7,100 $9.00
2003 2Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2003 3Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2003 4Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2004 1 Q 16 128,354 2,800 2.2% 2,800 2.2% 125,554 (2,800) $7.80
2004 2Q 16 128,354 2,800 2.2% 1,400 1.1% 125,554 0 $7.80
2004 3Q 16 128,354 1,400 1.1% 0 0.0% 126,954 1,400
2004 4Q 16 128,354 0 0.0% 0 0.0% 128,354 1,400
2005 1Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2005 2Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2005 QTD 16 128,354 0 0.0% 0 0.0% 128,354 0
Source: CoStar
Economics Research Associates Project 16070 V-4
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Table V-3. Total Existing Flex Space in Riverside County
Period
Total Total Total
No. ut' Total Total Vacancy Total Vacant Vacant Occupied Total Net Average
Bldgs RBA Vacancy % Available Avail % SF Absorption Rate (fs)
2000 IQ 150 3,431,533 389,178 11.3% 379,178 11.0% 3,042,355 19,325 $4.37
2000 2Q 15I 3,444,645 371,763 10.8% 371,763 10.8% 3,072,882 30,527 $5.45
2000 3Q 151 3,444,645 274,524 8.0% 253,206 7.4% 3,170,121 97,239 $5.'76
2000 4Q 151 3,444,645 235,838 6.8% 225,422 6.5% 3,208,807 38,686 $5.65
2001 IQ 152 3,450,812 257,730 7.5% 201,251 5.8% 3,193,082 (15,725) $5.92
2001 2Q 152 3,450,812 338,163 9.8% 213,569 6.2% 3,112,649 (80,433) $6.84
2001 3Q 153 3,483,584 265,254 7.6% 161,848 4.6% 3,218,330 105,681 $5.96
2001 4Q 156 3,502,453 165,660 4.7% 157,591 4.5% 3,336,793 I18,463 $6.18
2002 1Q 160 3,570,847 199,612 5.6% 166,991 4.7% 3,371,235 34,442 $6.64
2002 2Q 162 3,620,833 310,180 8.6% 269,336 7.4% 3,310,653 (60,582) $7.41
2002 3Q 163 3,625,117 281,954 7.8% 232,508 6.4% 3,343,163 32,510 $7.95
2002 4Q 165 3,651,915 299,266 8.2% 273,378 7.5% 3,352,649 9,486 $8.49
2003 1 Q 168 3,675,915 359,368 9.8% 311,3'70 8.5% 3,316,547 (36,102) $9.15
2003 2Q 170 3,696,915 398,085 10.8% 346,881 9.4% 3,298,830 (17,717) $9.41
2003 3Q 170 3,696,915 323,647 8.8% 228,283 6.2% 3,373,268 74,438 $9.48
2003 4Q 170 3,696,915 229,800 6.2% 234,232 6.3% 3,467,115 93,847 $9.50
2004 IQ 170 3,696,915 259,308 7.0% 229,717 6.2% 3,437,607 (29,508) $9.77
2004 2Q 174 3,736,570 238,351 6.4% 191,713 5.1% 3,498,219 60,612 $9.93
2004 3Q 174 3,736,570 202,556 5.4% 174,713 4.7% 3,534,014 35,795 $10.29
2004 4Q 175 3,765,070 169,203 4.5% 152,802 4.1% 3,595,867 61,853 $10.52
2005 IQ 184 3,847,1 15 216,021 5.6% 183,191 4.8% 3,631,094 35,227 $10.90
2005 2Q 189 3,939,547 410,692 10.4% 388,432 9.9% 3,528,855 (102,239) $10.90
2005 QTD 192 3,983,239 438,661 1 I.0% 422,936 10.6% 3,544,578 15,723 $10.69
Source: CoStar
Economics Research Associates Project 16070 V-5
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
ERA
SELECTED BUSINESS PARKS IN RECII N
There are only a few Class A business parks in the Inland Empire. The following is a
description of selected office and business parks in this region.
Crossroads Corporate Center, Murrieta
Crossroads Corporate Center in Murrieta, located on the 1-215 freeway, has recently
completed. the construction of its first phase. The overall development will consist of four
buildings for a total of 273,000 square feet upon completion. Phase 1 is a 78,000 square -foot,
four-story building, which is expected to be fully leased in the near future. Phase II, another
similarly sized building, will breaking ground shortly.
Hunter Business Park, Riverside
Riverside's Hunter Business Park is located at the interchange of I-215 and SR 60, with rail
access also available from the UPS? and BNSF lines. The park has a mixture cf traditional
industrial tenants and new high tech businesses.
According to the City of Riverside Economic Development department, the business park has
been successful due to several factors:
Existence of strong industrial base.
• City's own public utility department, offering incentive for new, expanding, and
relocating businesses.
• Location within the Agua Mansa Enterprise Zone, which offers valuable tax incentives
by the state and city.
• Major freeway interchanges offering access to 1-215, SR-60. and SR-91, with
proximity to I-15.
• Presence of a major university. University of California, Riverside.
Located within the Hunter Business Park, the 56-acre University Research Park is designed
for R&D and technology -based manufacturing businesses. The park was established by a
partnership between the City of Riverside, the County of Riverside, and the UC Riverside.
The business park is Located in proximity to the university, and is able to attract high
technology tenants partly due to this relationship. Among the tenants of University Research
Economics Research Associates Project 16070 V-6
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Park are software companies Q Motions, Surado Solutions, and biotechnology firms such as
Centrum Analytical Laboratories and Encore Pharmaceuticals. Monthly lease rates at Hunter
Business Park range from $0.40 per square foot for industrial uses to about $2.00 per foot for
office uses.
Comnaercesster/Tri-City, San Bernardino
The Tri-City Corporate Center is a 153-acre multi -use office park located in San Bernardino,
at the junction of I-10 and I-215. The park includes a variety of tenants, including 120
businesses and retailers. There are three Class A office buildings, four single -story research
and development buildings, and a transportation center for the Burlington Northern Santa Fe
Railroad. Currently, there is 2.5 million square feet of office space at the center, with a
vacancy rate of 15.6 percent. Lease rates are approximately 1131.75 SF/month.
New transactions signed in 2005 include a 10-year contract with the Art Institute of California
for 33,600 square feet, as well as, a lease for 87,000 square feet with Northrop Grumman
Missile Systems.
According to CB Richard Ellis, the Commercenter/Tri-City submarket has a current vacancy
rate of 13 percent, with a lease rate of $1.77 per square foot (also the average lease rate in the
Inland Empire overall) . The submarket has 2,388,579 square feet of office space, of which
Tri-City Corporate Centre accounts for 812,131 square feet - 34 percent of the submarket.
The newest buildings, the 114,000-square-foot Vanderbilt Plaza and the 85,000-square-foot
Three Carnegie Plaza, feature dramatic lobbies, state-of-the-art computer controlled HVAC,
and parking, ratios of 4:1000. To meet the continued demand, a 72,000-square-foot three-story
building with 8.5:1000 parking will be delivered in 2006.
Empire Towers, Ontario
Empire Towers is a premier office campus development that will ultimately contain
approximately 500,000 square feet of Class "A" office space in multiple buildings. The
campus features pedestrian pathways, secluded seating areas, fountains and artwork.
Adjoining the project to the east is an extensively landscaped plaza encompassing over seven
acres.
Economics Research Associates Project 16070
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
V-7
The plaza includes two large water features that are connected by an elevated waterway.
Pedestrian pathways, seating areas and sculptured landscaping surround each of the water
features.
There are currently three Class A buildings completed in the complex, Empire Towers I, a
nine -story building with 180,0000 square feet; Empire Towers II, a three-story building with
70,000 sf, and Empire Towers III, a three-story building with 75.000 square feet of space.
Lease rates are currently $2.05 FSG.
DEMAND ANALYSIS
ERA estimated future employment -based demand for office and flex space in Riverside
County.
Table V-4 summarizes the projected employment changes for Riverside County from 2005 to
2015 and from 2015 to 2025, based on official SCAG estimates. According to SCAG, a total
of 238,000 new jobs will be generated in the 2005 to 2015 period. A significant amount of
the increase will occur in services, retail trade, and construction. ERA applied a percentage to
each of the employment sectors that would be likely to occupy office or flex/industrial space.
For example, ERA estimated that 72 percent of new manufacturing jobs would occupy light
industrial space, while about 95 percent of new finance, insurance and real estate (FIRE)
employees would occupy office space. Given these estimates, ERA calculated the number of
new employees that would demand office or light industrial/flex space from each of the
sectors from 2005 to 2025. The results show that from 2005 to 2015, about 29,400 new
employees will need to be housed in industrial/flex space, while 38,200 new employees will
demand office space. From 2015 to 2025, an additional 30,200 employees will require new
flex/industrial space and 30,700 new employees will demand office space.
Table V-5 presents the demand model used to calculate the amount of square footage of
office and flex space that will be needed to meet the additional demand from new
employment in various sectors in Riverside County. The model incorporates the following
assumptions:
® Each office employee will occupy about 250 square feet, while each light
industrial/flex employee will require 400 square feet.
• In market equilibrium, newly constructed office and light/industrial buildings will
have an occupancy rate of 95 percent.
Economics Research Associates Project 16070 V-8
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Table V-4. Employment Generated Demand for Office, Industrial & Flex Space in Riverside County
Demand for Office Space 2005-2015
Increase in Employment 2005-2015
Demand for Employment Space
n/o Using Light Industrial/Flex'
% lJsing Office
Employment Using Light Industrial/ Flex
Employment Using Office
Demand for Office Space 2015-2025
Increase in Employment 2015-2025
Demand for Employment Space
n/u Using light Industrial/Flex
% Using Office
Employment using Light Industrial/ Flex
Employment Using 011ice
Total
Employment
238,465
Construc-
tion
29,606
Manutac-
turing TCLI'
13,811 5,444
5.0n/n 72.0%
5.0% 3.0%
15.0%
10.0%
29,400 1,480 9,944 817
38,210 1,480
Total
Employment
228,297
Construc-
tion
29,270
414
anufac-
turing
20,229
544
Tcu
6,672
5.0% 72.0% 15.0%
5.0% 3.0% 10.0%
30,218 1,464 14,565 1,001
10,717 1,464 607 667
Wholesale
Trade
5,273
0.0%
0.0%
0
0
Wholesale
Trade
7,471
0.0%
0.0%
0
0
Retail
Trade
52,337
0.0%
0.0%
0
0
Retail
Trade
48,521
0.0%
0.0%
0
0
FIRE' Services
8,2'75 1 11,63 9
5.0% 15.0%
95.0% 25.0%
414 16,746
7,861 27,910
FIRE
Services
6,922 85,615
5.0%
95.0%
346
15.0%
25.0%
12,842
6,576 21,404
Transportation, Communications, Utilities
Finance, insurance, Real Estate
Includes employment in manufacturing, TCU sectors, but excludes heavy industry, distribution centers, warehouses, etc.
Source: Southern California Council of Governments; ERA.
Economics Research Associates Project 16070 V-9
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
REDEVELOPMENT
OPERATIONS MANAGER
STEVEN PASAROW
AGENDA ITEM 3.1
February 16, 2006
TO: The Honorable Mayor and Members of the City Council
FROM: Bernie Simon— Finance Director
SUBJECT: Approve Warrant Register for Warrants, Prepaid Checks, and
Payroll Checks — Government Code 37200
RECOMMENDATION:
By motion, approve the warrant register for the warrants, prepaid items, and
payroll checks issued since the. last Council meeting, for the period ending
February 16, 2006
BACKGROUND:
The Council, acting in its oversight role, formally reviews disbursements made
through the A/P warrant registers and payroll checks.
DISCUSSION:
All warrants, pre -paid checks, and payroll checks require Council approval.
The following are the warrant and check numbers for this cycle:
Warrant/Prepaid # s
Cycle Dates.
Payroll Checks
Cycle Date
74001-74218
February 16, 2006
17601-17616
February 16, 2006
Payroll information is available for Council review in the Finance Department.
ALTERNATIVES:
1) Approve Warrant Register
2) Decline to Approve
FISCAL IMPACT:
Adequate funds have been budgeted to cover the subject expenses.
ATTACHMENTS:
1 — Detailed listing of invoices paid and warrant register.
Page 1 of 1
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74001
1/23/06
California state controller
REQUEST 1/23/06
Fees for audit 04/05
010-1400-414.30-90
100.00
100.00
74004
1/27/06
A.a. chamberlain & assoc.
REQUEST 1/12/06
Reim water dep # 00005110
050-0000-229.08-70
500.00
500.00
74005
1/27/06
Abm janitorial services
2535190
01/06 cleaning services
010-1400-414.34-05
520.00
520.00
74006
1/27/06
Al's kubota tractor
199645
201090
201091
Supplies
Supplies
Supplies
010-7100-410.33-30
010-7100-410.33-30
010-7100-410.33-30
32.27
65.42
26.92
124.61
74007
1/27/06
Allen tire company
186869
Auto repair
010-7100-410.33-50
21.97
21.97
74008
1/27/06
American forensic nurses
21298
21313
21422
Analysis
Analysis
Analysis
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
36.95
400.00
260.00
696.95
74009
1/27/06
Anady's trophies
55144
55162
Supplies
Supplies
010-2500-425.21-10
010-2510-425.40-12
166.37
576.46
742.83
74010
1/27/06
Arrow printing
4539
4539
Supplies
Supplies
010-1100-411.21-10
010-7400-425.21-10
59.80
19.94
79.74
74011
1/27/06
Ballard gas #1159
157140
Propane
010-3110-431.35-12
582.80
582.80
74012
1/27/06
Bio-tox laboratories
14446
14456
14457
Analysis
Analysis
Analysis
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
339.06
83.53
35.00
457.59
74013
1/27/06
Blind man, the
96787
Blinds
010-3100-431.33-50
176.71
176.71
74014
1/27/06
Board of equalization
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
010-3100-431.33-10
069-3100-431.40-45
010-1700-417.21-10
010-3200-431.40-45
024-3100-431.33-30
010-1400-414.21-10
050-1400-414.21-10
055-1400-414.21-10
059-1400-414.21-10
050-9000-450.33-30
23.37
44.18
9.47
358.23
11.45
9.07
7.03
7.03
7.03
2,409.06
27,969.00
Page 1
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74014...
1/27/06...
Board of equalization...
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
REQUEST 1/30/06
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
2005 sales & use tax due
010-7101-410.33-30
096-1700-417.36-25
010-1110-411.21-10
010-1100-411.21-10
010-4150-410.33-30
082-3200-431.40-45
099-1700-417.30-16
010-1110-411.34-05
010-1111-411.30-90
055-4170-450.21-80
064-3100-431.40-45
010-7100-410.33-30
134.04
370.84
13.33
6.39
457.25
23,641.92
7.36
10.02
93.18
7.86
231.73
109.16
27,969.00...
74016
1/27/06
Ced consolidated electrical
2983-442472
2983-442477
Supplies
Supplies
010-2500-425.33-10
010-2500-425.33-10
106.56
61.09
167.65
74017
1/27/06
Chevron
7898195974512
7898195974601
11/05 gasoline
12/05 gasoline
024-3100-431.21-70
024-3100-431.21-70
172.20
70.78
242.98
74018
1/27/06
Fitzpatrick contstruction
REQUEST 1/17/06
Exterior gate repair
010-3100-431.33-10
168.75
168.75
74019
1/27/06
Hemet industrial supply
27658
Supplies
010-7100-410.21-80
56.54
56.54
74020
1/27/06
Hemet valley tool & supply
20516
Supplies
010-7100-410.21-80
79.74
79.74
74021
1/27/06
Home depot credit services
4022378
8127668
0023205
7122023
Supplies
Supplies
Supplies
Supplies
010-7100-410.33-30
010-7100-410.33-10
010-7100-410.33-10
010-7100-410.33-10
172.24
43.10
179.50
119.45
514.29
74022
1/27/06
I.b. reprographics
57411
52067
61634
Digital master copy
Digital master copy
Comp of Ip well report
010-4100-410.21-10
080-9100-450.40-01
010-1200-412.21-10
35.58
236.26
46.26
318.10
74023
1/27/06
Infosend inc.
20514
20514
20514
Postage
Postage
Postage
050-1400-414.21-10
055-1400-414.21-10
059-1400-414.21-10
169.79
169.79
169.78
509.36
Pas 2
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74024
1/27/06
Inland chevrolet
CVCS195755
Auto repair
010-4150-410.33-50
555.50
555.50
74025
1/27/06
Long beach uniform co.
725256
734150
733665
740564
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
010-3100-431.21-35
010-3100-431.21-35
010-3100-431.21-35
010-3100-431.21-35
1,114.20
201.17
299.17
386.37
2,000.91
74026
1/27/06
Micro mobile
14511
Supplies
056-4150-410.33-50
93.62
93.62
74027
1/27/06
Mission uniform services, inc.
17981489
Carpet/mat supplies
010-4150-410.21-35
16.92
16.92
74028
1/27/06
Overnight industrial
29811
29850
Supplies
Supplies
010-1400-414.21-10
010-2500-425.21-10
38.68
113.17
151.85
74029
1/27/06
Paetec communications, inc.
1928239
Telephone
010-3100-431.35-16
881.16
881.16
74030
1/27/06
Perma
1/12/06
Administrative fee
010-4150-410.33-30
50.00
50.00
74031
1/27/06
Pip printing
81068
Supplies
010-3100-431.36-10
17.00
17.00
74032
1/27/06
Pju telecomm
13517
13569
Telephone
Telephone
010-2500-425.33-30
010-2500-425.33-30
64.50
64.50
129.00
74033
1/27/06
Reliable
FBV26800
FBV26800
FBR20700
FBR20700
FBR21000
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
010-2500-425.21-10
010-1400-414.21-10
010-1200-412.21-10
010-4100-410.21-10
010-1110-411.21-10
286.04
74.41
23.29
72.01
24.77
480.52
74034
1/27/06
Riverside, county of
REQUEST 1/17/06
Recordation fees
010-4100-410.21-10
64.00
64.00
74035
1/27/06
Shaw, ken
REQUEST 1/17/06
Reim of flower purchase
010-2510-425.40-12
25.00
25.00
74036
1/27/06
Stk architecture, inc.
15934
15935
11105 professional sery
11/05 professional sery
082-3200-431.40-01
082-3200-431.40-01
1,422.12
385.00
1,807.12
74037
1/27/06
Trans union llc
12562416
12562416
12562416
12/05 credit check fees
12/05 credit check fees
12/05 credit check fees
050-1400-414.21-10
055-1400-414.21-10
059-1400-414.21-10
37.54
37.54
37.55
112.63
74038
1/27/06
United communities network
2994
2994
12/05 main st clean up
12/05 vir lee/city hall
010-7100-410.34-05
010-2500-425.33-10
987.00
1,050.00
5,037.00
Page 3
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74038...
1/27/06...
United communities network...
2976
Johnson-455 e 7th st
099-9700-470.40-01
3,000.00
5,037.00...
74039
1/27/06
Valley chronicle, the
3516644
3516645
Advertisement
Advertisement
010-2510-425.40-09
010-2510-425.40-09
115.20
115.20
230.40
74040
1/27/06
Valley service connection
2967
2964
2966
2974
Requlsky-1600 s. san jaci
Wawless-2150 san jac #9
Ruditis-144 old mt. road
11/05 322 main clean up
099-9700-470.40-01
099-9700-470.40-01
099-9700-470.40-01
010-2500-425.33-10
1,950.00
1,590.20
2,000.42
504.00
6,044.62
74041
1/27/06
Vista paint
52011530
Supplies
010-7101-410.33-30
116.81
116.81
74042
1/27/06
Vulcan materials company
481233
481234
Supplies
Supplies
010-4150-410.33-30
010-4150-410.33-30
219.04
290.76
509.80
74043
1/27/06
Walker, george & ruth
REQUEST 1/17/06
REQUEST 1/17/06
REQUEST 1/17/06
Reim credit acct#00022021
Reim credit acct#00022022
Reim credit acct#20019034
050-0000-308.09-10
050-0000-308.09-10
050-0000-308.09-10
96.34
127.11
86.92
310.37
74044
1/27/06
Xerox corporation
193502624
14172072
13671605
14291112
Supplies
11/05 lease on copier
10/05 lease on copier
11/05 lease on copier
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
92.67
527.86
182.81
182.81
986.15
74045
2/2/06
Layne christensen company
REQUEST 02/01/6
Final billing
052-9000-450.40-01
173,850.00
173,850.00
74048
2/3/06
Abm janitorial services
2443815
2535184
2535180
3443811
12/05 cleaning service
01/06 cleaning service
01/06 cleaning service
12/05 cleaning service
010-3110-431.33-10
010-3110-431.33-10
010-3100-431.33-10
010-3100-431.33-10
148.00
148.00
842.00
842.00
1,980.00
74049
2/3/06
Adams, tiffany
REQUEST 1/06/06
Reim water dep # 10021106
050-0000-229.08-70
250.00
250.00
74050
2/3/06
Al's kubota tractor
202793
Supplies
010-4150-410.21-80
5.00
5.00
74051
2/3/06
Alvarez, arthur
REQUEST 1/06/06
Reim water dep # 20005045
050-0000-229.08-70
9.45
9.45
74052
2/3/06
American citi corp.
1066
1066
12/05 car washes
12/05 car washes
010-3300-431.33-50
010-1400-414.33-50
25.95
4.99
30.94
74053
2/3/06
Anady's trophies
53962
Plaques - vest/prince
010-3100-431.21-10
77.58
77.58
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74054
2/3/06
Andre landscaping service, inc.
10541
10554
10560
10561
10596
01/06 maintenance
01/06 maintenance
01/06 maintenance
01/06 maintenance
01/06 maintenance
010-7100-410.34-05
301-8833-500.34-05
010-6500-425.34-05
010-7100-410.34-05
302-8833-500.34-05
25,971.32
2,300.00
500.00
480.00
550.00
29,801.32
74055
2/3/06
Apple -one employment services
CA-4847887
CA-4851451
12/31/05 temp employees
01/07/06 temp employees
010-3300-431.30-90
010-3300-431.30-90
942.40
843.99
1,786.39
74056
2/3/06
Applied earthworks inc.
1248-07
12/05 historic strc repor
028-6500-425.40-01
2,178.42
2,178.42
74057
2/3/06
Arrow printing
4541
4544
4544
4544
Office supplies
Office supplies
Office supplies
Office supplies
010-3310-431.21-10
010-1700-417.21-10
096-1700-417.21-10
010-3300-431.21-10
205.80
103.44
103.44
103.44
516.12
74058
2/3/06
Astarabadi, lemia
REQUEST 1/06/06
Reim water dep # 10029084
050-0000-229.08-70
2.74
2.74
74059
2/3/06
B & w pipe & supply
70387
70753
70882
71853
Supplies
Supplies
Supplies
Supplies
010-7100-410.33-30
010-7100-410.33-30
010-7100-410.33-30
010-7100-410.33-30
11.00
214.51
62.41
68.96
356.88
74060
2/3/06
Bailey, dorothy
REQUEST 1/06/06
Reim water dep # 20009101
050-0000-229.08-70
20.78
20.78
74061
2/3/06
Barrow construction inc.
REQUEST 1/20/06 ;
REQUEST 1/20/06
REQUEST 1/20/06
Romo-704 santa fe
Redford-379 w 2nd street
Ramos-575 hewitt street
099-9700-470.40-01
099-9700-470.40-01
099-9700-470.40-01
2,695.00
10,877.00
6,995.00
20,567,00
74062
2/3/06
Beach construction, inc.
REQUEST 1/31/06
Material draw
096-9700-470.40-01
14,660.00
14,660.00
74063
2/3/06
Berkewel, mary ward
REQUEST 1/06/06
Reim water dep # 30026082
050-0000-229.08-70
50.00
50.00
74064
2/3/06
Best best & krieger Hp
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
12/05 legal services
12105 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
096-1111-411.30-90
050-1111-411.30-90
010-1111-411.30-90
010-1700-417.30-90
065-0000-201.08-83
065-0000-201.08-1.0
565.50
446.97
22,353.85
11,881.42
339.00
1,389.95
40,912.08
Page 5
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74064...
2/3/06...
Best best & krieger Ilp...
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
DECEMBER 2005
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
12/05 legal services
065-0000-201.08-13
065-0000-103.12-68
033-8850-500.30-90
033-8850-500.30-90
026-7190-500.30-91
026-7190-500.30-91
026-7190-500.30-91
400-4150-500.30-90
900.45
415.50
423.84
527.34
517.50
517.50
517.50
115.76
40,912.08...
74066
2/3/06
Bio-tox laboratories
14572
14583
Analysis
Analysis
010-3100-431.34-05
010-3100-431.34-05
703.60
288.08
991.68
74067
2/3/06
Blind man, the
96672
Blinds - 160 w 6th street
010-3100-431.33-10
536.60
536.60
74068
2/3/06
Boot barn
IVC0000911
IVC0001046
IVC0001046
Boot purchase - baeza
Boot purchase - d. frank)
Boot purchase - j.grinder
050-9000-450.21-35
050-9000-450.21-35
010-7100-410.21-35
150.00
111.50
266.66
528.16
74069
2/3/06
Business press, the
12/26/05
Subscription
096-1700-417.21-10
59.00
59.00
74070
2/3/06
Caballero, jose
REQUEST 1/06/06
Reim water dep # 00027001
050-0000-229.08-70
50.00
50.00
74071
2/3/06
California overnight
4954000
4954000
4954000
4954000
4954000
4954000
4954000
4954000
Postage
Postage
Postage
Postage
Postage
Postage
Postage
Postage
026-7190-500.30-90
026-7190-500.30-90
033-8850-500.30-90
400-4150-500.30-90
400-4150-500.30-90
033-8850-500.30-90
010-3300-431.21-10
010-1700-417.21-10
6.62
3.19
3.19
3.19
4.14
4.12
11.22
24.25
59.92
74072
2/3/06
Cardenas, rosa
REQUEST 1/06/06
Reim water dep # 10024074
050-0000-229.08-70
24.66
24.66
74073
2/3/06
Ced consolidated electrical
2983-442554
Supplies
050-9000-450.33-30
11.08
11.08
74074
2/3/06
Chavez, cesar
REQUEST 1/06/06
Reim water dep # 00006065
050-0000-229.08-70
7.02
7.02
74075
2/3/06
Chavez, pedro
REQUEST 1/06/06
Reim water dep # 00022078
050-0000-229.08-70
4.98
4.98
74076
2/3/06
Chayse, qila
REQUEST 1/06/06
Reim water dep # 10029079
050-0000-229.08-70
50.00
50.00
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74077
2/3/06
Civic stone
2612
12/05 service
099-9700-470.40-01 '
948.67
948.67
74078
2/3/06
Clark, cher
REQUEST 1/06/06
Reim water dep # 50022018
050-0000-229.08-70
17.34
17.34
74079
2/3/06
Clark, jell
REQUEST 1/06/06
Reim water dep # 20030073
050-0000-229.08-70
16.97
16.97
74080
2/3/06
Clark's towing and recovery
S13657
Towing fees
010-4150-410.33-50
50.00
50.00
74081
2/3/06
Cnh homes
REQUEST 1/24/06
REQUEST 1/24/06
Reim credit acct#00002383
Reim credit acct#00002013
050-0000-308.09-10
050-0000-308.09-10
15.16
25.23
40.39
74082
2/3/06
Contreras, ignacio
REQUEST 1/06/06
Reim water dep # 20007108
050-0000-229.08-70
3.26
3.26
74083
2/3/06
Cordrey, april
REQUEST 1/24/06
Reim water dep # 00001079
050-0000-229.08-70
1.39
1.39
74084
2/3/06
Corky's pest control, inc.
STMT 01/11/06
01/06 pest control
010-3100-431.33-10
125.00
125.00
74085
2/3/06
David leonard associates
1-1-06
1-2-06
1-3-06
Planning srvc-villages
Planning srvc-park hill
Planning srvc-rancho estr
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
437.50
274.12
275.92
987.54
74086
2/3/06
David taussig & associates, inc.
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
5110112
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
25.00
4,554.19
Page 7
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74086...
2/3/06...
David taussig & associates, inc....
5110112
5110112
5110112
5120133
5120134
5120202
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
5120203
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
11/05 cfd 2003-1 admin
12/05 annexation no. 23
12/05 annexation no. 24
12/05 special tax admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
12/05 cfd 2003-1 admin
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
034-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
033-8850-500.30-90
25.00
25.00
25.00
477.95
497.48
1,330.92
87.40
87.00
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.40
87.64
4,554.19...
74090
2/3/06
Davis, jennifer
REQUEST 1/24/06
Reim water dep # 00000350
050-0000-229.08-70
41.21
41.21
74091
2/3/06
Deleon, nohemi
REQUEST 1/06/06
Reim water dep # 40019039
050-0000-229.08-70
24.79
24.79
74092
2/3/06
Dewey's electric
12/02/05
160 6th st-electrical sry
010-3100-431.33-10
347.40
347.40
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74093
2/3/06
Divines real estate
REQUEST 1/06/06
Reim water dep # 20022090
050-0000-229.08-70
38.60
38.60
74094
2/3/06
Doherty, bill
REQUEST 1/06/06
Reim water dep # 10016055
050-0000-229.08-70
50.00
50.00
74095
2/3/06
Drew, sirod
REQUEST 1/06/06
Reim water dep # 40016023
050-0000-229.08-70
4.05
4.05
74096
2/3/06
Dudek & associates, inc.
20056176
10/29/05-11/25/05
010-1700-417.30-90
1,827.32
1,827.32
74097
2/3/06
E.s. babcock & sons, inc.
AA60698-0278
AA61056-0278
AA61224-0278
AA61698-0278
AA61782-0278
Analysis
Analysis
Analysis
Analysis
Analysis
050-9000-450.33-30
050-9000-450.33-30
050-9000-450.33-30
050-9000-450.33-30
050-9000-450.33-30
60.00
90.00
48.00
30.00
20.00
248.00
74098
2/3/06
Eastern municipal water district
REQUEST 1/26/06
Water sewer agrmt fee
082-3200-431.40-01
4,400.00
4,400.00
74099
2/3/06
Encinias, louise
REQUEST 1/06/06
Reim water dep # 10001116
050-0000-229.08-70
20.77
20.77
74100
2/3/06
Esgil corporation
01-06-0031
12/05 plan check services
010-3300-431.34-05
5,794.10
5,794.10
74101
2/3/06
Evans, catherine
REQUEST 1/06/06
Reim water dep # 10016033
050-0000-229.08-70
11.35
11.35
74102
2/3/06
Excel! security systems
11979
01/06-03/06 monitoring
010-3110-431.33-10
89.95
89.95
74103
2/3/06
Federal express
3-288-24470
Postage
033-8850-500.30-90
15.54
15.54
74104
2/3/06
Fm lock and safe
44706
Change/install lock
010-3100-431.33-10
693.18
693.18
74105
2/3/06
Fonseca, jose
REQUEST 1/24/06
Reim water dep # 00001970
050-0000-229.08-70
42.75
42.75
74106
2/3/06
Gernay, simona
REQUEST 1/06/06
Reim water dep # 30028054
050-0000-229.08-70
27.96
27.96
74107
2/3/06
Gfb-friedrich & assoc., inc.
0512-17
0512-18
0512-19
0512-20
0512-21
0512-22
0512-22
0512-22
12/05 Ilpd not annex 39
12/05 Ilpd not annex 11
12/05 Ilpd not annex 50
12/05 Ilpd no2 annex 51
12/05 Ilpd not annex 52
12/05 Ilpd no2 master map
12/05 Ilpd no2 master map
12/05 Ilpd no2 master map
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
026-7190-500.30-90
130.00
65.00
3,622.37
1,749.72
1,884.27
56.67
56.67
56.66
7,621.36
74108
2/3/06
Gonzales, gilbert
REQUEST 1/25/06
Reimbursement -fuel purcha
056-4150-410.21-70
49.52
49.52
74109
2/3/06
Green, debbie
REQUEST 1/06/06
Reim water dep # 10030070
050-0000-229.08-70
11.99
11.99
Page 9
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74110
2/3/06
Gutierrez, jose
REQUEST 1/25/06
Reim water dep # 00002273
050-0000-229.08-70
111.03
111.03
74111
2/3/06
Hall, christopher
REQUEST 1/17/06
Per diem -offices assoc.
010-3100-431.31-20
160.00
160.00
74112
2/3/06
Hammerlund, jack
REQUEST 1/06/06
Reim water dep # 10013020
050-0000-229.08-70
30.99
30.99
74113
2/3/06
Hearing impaired foundation
REQUEST 1/24/06
Reim water dep # 00002065
050-0000-229.08-70
44.73
44.73
74114
2/3/06
Hemet rubber stamp
47925
48052
48052
48052
48134
48324
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
010-3100-431.21-10
055-1400-414.21-10
050-1400-414.21-10
059-1400-414.21-10
010-3100-431.21-10
010-3100-431.21-10
104.70
7.72
7.72
7.73
17.78
112.54
258.19
74115
2/3/06
Hess, chris
REQUEST 1/06/06
Reim water dep # 20001076
050-0000-229.08-70
32.76
32.76
74116
2/3/06
Hinchliff, nick & ellen
REQUEST 1/06/06
Reim water dep # 10003152
050-0000-229.08-70
24.62
24.62
74117
2/3/06
Hogle-ireland
9230
9230
9230
9230
9230
9230
9230
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
12/04/05-12/31/05 planchk
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
546.25
150.00
926.25
150.00
142.50
213.75
237.50
2,366.25
74118
2/3/06
Home depot credit services
3109389
5103638
8564476
5116340
Supplies
Supplies
Supplies
Supplies
010-3110-431.33-10
010-3110-431.33-10
010-3300-431.21-10
010-3100-431.33-10
135.37
102.11
50.03
6.12
293.63
74119
2/3/06
Horizon water
1/09/06 MODULAR
1/09/06 VIRGINA
01/06 drinking water
01/06 drinking water
010-3300-431.34-05
010-1700-417.34-05
7.50
15.00
22.50
74120
2/3/06
Huizar, jose & maria
REQUEST 1/06/06
Reim water dep # 10008057
050-0000-229.08-70
8.29
8.29
74121
2/3/06
Islas, victor
REQUEST 1/06/06
Reim water dep # 50026007
050-0000-229.08-70
6.46
6.46
74122
2/3/06
J & j automotive
20887
20895
Auto repair
Auto repair
010-3100-431.33-50
010-3100-431.33-50
31.95
31.95
177.10
Pay`
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74122...
2/3/06...
J & j automotive...
20896
20897
20708
Auto repair
Auto repair
Auto repair
010-3100-431.33-50
010-3100-431.33-50
010-4150-410.33-50
41.95
41.95
29.30
177.10...
74123
2/3/06
J & r concrete prod. inc.
27023
Supplies
050-9000-450.33-30
306.44
306.44
74124
2/3/06
James, ray
REQUEST 1/06/06
Reim water dep # 10010060
050-0000-229.08-70
11.99
11.99
74125
2/3/06
Kearny realty
REQUEST 1/06/06
Reim water dep # 30029009
050-0000-229.08-70
16.63
16.63
74126
2/3/06
Kimmel-france management
REQUEST 1/24/06
Reim water dep # 00002284
050-0000-229.08-70
112.69
112.69
74127
2/3/06
Kustom signals, inc.
REQUEST 12/5/05
REQUEST 12/5/05
Digital system
Pro laser iii
024-3100-431.40-45
024-3100-431.40-45
7,164.36
4,010.60
11,174.96
74128
2/3/06
Lane, curtis & marianne
REQUEST 1/24/06
Reim water dep # 00000326
050-0000-229.08-70
124.24
124.24
74129
2/3/06
Lattimer, allison
REQUEST 1/06/06
Reim water dep # 10002061
050-0000-229.08-70
6.60
6.60
74130
2/3/06
Leach, archie
REQUEST 1/06/06
Reim water dep # 10015082
050-0000-229.08-70
7.49
7.49
74131
2/3/06
Lebeau, joyce
REQUEST 1/06/06
Reim water dep # 10014036
050-0000-229.08-70
22.11
22.11
74132
2/3/06
Lizza, virginia
REQUEST 1/06/06
Reim water dep # 20002004
050-0000-229.08-70
6.83
6.83
74133
2/3/06
Lofgren, bradley
REQUEST 1/06/06
Reim water dep # 10001018
050-0000-229.08-70
50.00
50.00
74134
2/3/06
Lopez, aurelio
REQUEST 1/06/06
Reim water dep # 00004043
050-0000-229.08-70
4.60
4.60
74135
2/3/06
Lumbattes, pat
REQUEST 1/06/06
Reim water dep # 20006087
050-0000-229.08-70
13.26
13.26
74136
2/3/06
Malcolm smith motorsports
99457450
Auto repair
024-3100-431.33-50
979.86
979.86
74137
2/3/06
May, martha
REQUEST 1/06/06
Reim water dep # 20011079
050-0000-229.08-70
24.66
24.66
74138
2/3/06
Mcclure, recil
REQUEST 1/06/06
Reim water dep # 20021091
050-0000-229.08-70
3.29
3.29
74139
2/3/06
Mcfadden, david
REQUEST 1/06/06
Reim water dep # 20032068
050-0000-229.08-70
11.45
11.45
74140
2/3/06
Mcgargill, mark
REQUEST 1/06/06
Reim water dep # 30024096
050-0000-229.08-70
50.00
50.00
74141
2/3/06
Mcnatt, john
REQUEST 1/06/06
Reim water dep # 10002204
050-0000-229.08-70
8.58
8.58
74142
2/3/06
Michell, benito
REQUEST 1/06/06
Reim water dep # 20018082
050-0000-229.08-70
10.91
10.91
74143
2/3/06
Mission uniform services, inc.
S 80545
17981488
17981488
17981490
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
010-4150-410.21-35.
050-9000-450.21-35
055-4170-450.21-35
010-7100-410.21-35
3.53
37.51
17.73
24.57
409.11
Page 11
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74143...
2/3/06...
Mission uniform services, inc....
17981491
17981500
17982397
17982397
17982398
17982400
17982408
S 02056
S 80097
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
Uniform supplies
Carpet mats
Uniform supplies
Uniform supplies
010-4150-410.21-35
010-1400-414.33-10
050-9000-450.21-35
055-4170-450.21-35
055-4170-450.21-35
010-4150-410.21-35
010-1400-414.33-10
050-9000-450.21-35
050-9000-450.21-35
51.60
17.49
41.94
13.64
16.92
51.60
17.49
57.54
57.55
409.11...
74144
2/3/06
Munoz, charlene
REQUEST 1/24/06
Reim water acct# 00001468
050-0000-229.08-70
66.39
66.39
74145
2/3/06
Munoz, silva
REQUEST 1/06/06
Reim water dep # 30019074
050-0000-229.08-70
16.92
16.92
74146
2/3/06
National association of shcool
14985MI
Membership fees
010-3100-431.30-90
30.00
30.00
74147
2/3/06
National safety compliance, inc.
32266
Annual administration fee
010-1210-412.30-90
150.00
150.00
74148
2/3/06
Nextel communications
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular
12/05 cellular equipment
12/05 cellular equipment
010-1100-411.35-17
010-1110-411.35-17
010-1200-412.35-17
010-1400-414.35-17
010-1700-417.35-17
010-3300-431.35-17
010-4150-410.35-17
010-4200-410.35-17
010-7100-410.35-17
029-8662-410.35-17
050-9000-450.35-17
055-4170-450.35-17
096-1700-417.35-17
102-1400-500.35-17
010-1400-414.35-17
010-1400-414.35-17
480.82
72.70
89.28
124.59
132.49
437.14
245.16
132.49
209.76
105.20
245.78
60.94
112.31
59.47
34.47
34.47
2,909.24
Pay
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74148...
2/3/06...
Nextel communications...
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
REQUEST 1/23/06
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
12/05 cellular equipment
010-1400-414.35-17
010-1400-414.35-17
010-3300-431.21-10
010-3300-431.21-10
010-3300-431.21-10
010-3300-431.21-10
010-3300-431.21-10
010-3300-431.21-10
25.85
51.71
15.51
15.51
15.51
69.36
69.36
69.36
2,909.24...
74150
2/3/06
Parkins, richard iii
REQUEST 1/06/06
Reim water dep # 00002016
050-0000-229.08-70
12.59
12.59
74151
2/3/06
Party planners
980
1094
Estudillo mansion pa sys
10/05 & 01/06 services
010-2510-425.40-09
010-1700-417.34-05
500.00
325.00
825.00
74152
2/3/06
Patton automotive
018845
Auto repair
010-1700-417.33-50
31.86
31.86
74153
2/3/06
Pierce plumbing
32620
32642
32659
32664
Supplies
Supplies
Supplies
Supplies
010-7100-410.33-10
010-7100-410.33-10
010-7100-410.33-10
010-7100-410.33-10
58.58
45.80
55.60
5.38
165.36
74154
2/3/06
Pins and needles embroidery
4191
Uniform supplies
010-3100-431.21-35
25.86
25.86
74155
2/3/06
Pip printing
81131
82047
82394
82454
82454
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
026-7190-500.30-90
033-8850-500.30-90
010-3300-431.21-10
033-8850-500.30-90
033-8850-500.30-90
126.99
1.45
2.16
2.15
2.16
134.91
74156
2/3/06
Pju telecomm
13403
13502
13582
Telephone
Telephone
Telephone
010-3100-431.33-10
010-3100-431.33-10
010-1700-417.30-90
62.00
82.00
21.25
165.25
74157
2/3/06
Platinium plus for business
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
Chevron -gasoline
Lowes-chain for gate
Plat plus- c.c. fees
010-1400-414.33-50
010-1400-414.21-10
010-1400-414.30-90
10.00
29.15
35.57
74.72
74158
2/3/06
Platinium plus for business
REQUEST 2/3/06
Jiffy lube - auto maint
010-1200-412.33-50
35.23
535.87
Page 13
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74158...
2/3/06...
Platinium plus for business...
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
Staples - office supplies
Icma - office supplies
Icma - office supplies
010-1200-412.21-10
010-1200-412.21-10
010-1200-412.21-10
54.83
77.33
368.48
535.87...
74159
2/3/06
Platinium plus for business
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
REQUEST 2/3/06
Leauge of ca - conference
Southwest air - airfare
Southwest air - airfare
Southwest air - airfare
Southwest air - airfare
Leauge of ca-registration
Us conf of mayors-registr
Issi solutions -office sup
San jac florist -flowers
Davids flowers - flowers
R.t.a. - natural fuel
Us conf of mayors-registr
Plat plus - finance fees
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1100-411.31-20
010-1400-414.40-45
010-1200-412.31-20
010-2510-425.40-12
010-2500-425.33-50
010-1100-411.31-20
010-1400-414.30-90
495.00
166.90
326.30
290.30
326.30
495.00
800.00
2,463.91
91.58
344.75
12.28
800.00
112.99
6,725.31
74160
2/3/06
Porter, mary
REQUEST 1/06/06
Reim water dep # 60002062
050-0000-229.08-70
13.32
13.32
74161
2/3/06
Press enterprise
3020285
3020286
3020284
Advertisement
Advertisement
Advertisement
026-7190-500.30-91
026-7190-500.30-91
026-7190-500.30-91
110.55
106.70
13.43
230.68
74162
2/3/06
Preston, james
REQUEST 1/06/06
Reim water dep # 10001061
050-0000-229.08-70
23.39
23.39
74163
2/3/06
Prokop, thomas
REQUEST 1/06/06
Reim water dep # 00008065
050-0000-229.08-70
16.63
16.63
74164
2/3/06
Quality auto parts
D806783
D813735
Supplies
Supplies
050-9000-450.33-30
050-9000-450.33-50
16.15
19.27
35.42
74165
2/3/06
Quick wrap bags
70895
Supplies
010-3300-431.21-10
64.31
64.31
74166
2/3/06
Quintero, mary
REQUEST 1/06/06
Reim water dep # 30031054
050-0000-229.08-70
50.00
50.00
74167
2/3/06
Quiroz, dorothy
REQUEST 1/06/06
Reim water dep # 40029014
050-0000-229.08-70
50.00
50.00
74168
2/3/06
Ramirez, paula
REQUEST 1/06/06
Reim water dep # 40021091
050-0000-229.08-70
4.38
4.38
74169
2/3/06
Ramona tire
156583
Auto repair
050-9000-450.33-50
183.68
183.68
Pay:':
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74170
2/3/06
Reliable
FBY73898
FBX57100
FBX57100
XPT74600
XTX85900
Office supplies
Office supplies
Office supplies
Office supplies
Office supplies
010-1400-414.21-10
010-2500-425.21-10
010-1400-414.21-10
010-1400-414.21-10
010-4200-410.21-10
-17.00
12.81
60.44
13.23
18.94
88.42
74171
2/3/06
Rice, mark
REQUEST 1/06/06
Reim water dep # 20002105
050-0000-229.08-70
2.02
2.02
74172
2/3/06
Riverside county of,
REQUEST 1/18/06
Information cd-midwest co
010-3300-431.30-90
4,000.00
4,000.00
74173
2/3/06
Riverside county sheriffs
SH0000004396
11/05 booking fees
010-3100-431.30-19
3,532.80
3,532.80
74174
2/3/06
Riverside, county of
REQUEST 1/26/06
12/05 parking citations
010-0000-304.03-35
198.00
198.00
74175
2/3/06
Riverside, county of
HS0000001466
HS0000001495
HS0000001496
09/05 animal services
10/05 animal services
11/05 animal services
010-3320-431.34-05
010-3320-431.34-05
010-3320-431.34-05
12,769.81
11,310.42
11,932.35
36,012.58
74176
2/3/06
Rod's automotive performance
151107008
160104004
Auto repair
Auto repair
024-3100-431.33-30
024-3100-431.33-30
68.00
70.00
138.00
74177
2/3/06
Rodgers, james
REQUEST 1/06/06
Reim water dep # 00025056
050-0000-229.08-70
3.78
3.78
74178
2/3/06
Ronning, darlene
REQUEST 1/06/06
Reim water dep # 50002211
050-0000-229.08-70
12.56
12.56
74179
2/3/06
Rosenow spevacek group inc.
0017463
0017464
0017465
0017466
0017467
0017468
12/05 indian gaming
12/05 general implem svcs
12/05 senior -crisp
12/05 rfp ramona sandersn
12/05 planning
12/05 tt33579
099-1700-417.30-90
010-1700-417.30-90
096-1700-417.30-90
096-1700-417.30-90
010-1700-417.30-90
010-1700-417.30-90
325.00
720.00
1,235.00
2,967.50
2,825.00
65.00
8,137.50
74180
2/3/06
San jacinto petty cash, city of
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
Council member/luncheon
Council member/luncheon
City manager/gasoline
Office supplies
Office supplies/finance
Csmfo meeting/finance
Office supplies/comm devp
010-1100-411.31-20
010-1200-412.31-20
010-1200-412.31-20
010-2500-425.33-10
010-1400-414.21-10
010-1400-414.31-20
010-3300-431.21-10
15.00
15.00
10.00
10.30
13.15
17.00
2.68
169.85
Page 15
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74180...
2/3/06...
San jacinto petty cash, city of...
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
REQUEST 1/26/06
Parking fee/comm devip
Superind meet/streets dep
Community devip/gasoline
Community devip/gasoline
Cmrta meeting/comm devip
Office supplies/finance
Office supplies/finance
Postage/ comm devip
010-3300-431.31-20
010-4150-410.31-20
010-1700-417.21-70
010-1700-417.31-20
010-1701-417.31-20
050-1400-414.21-10
055-4170-450.33-50
096-1700-417.21-10
2.25
15.00
12.76
2.25
20.00
7.96
6.47
20.03
169.85...
74182
2/3/06
San jacinto unified school
REQUEST 12/09/5
Pass through
097-0000-239.00-00
551,195.00
551,195.00
74183
2/3/06
Shepler, richard
REQUEST 1/06/06
Reim water dep # 00057555
050-0000-229.08-70
88.20
88.20
74184
2/3/06
Shred it
50125591
50151319
50165875
50172814
Paper destruction
Paper destruction
Paper destruction
Paper destruction
010-3100-431.21-10
010-3100-431.21-10
010-1700-417.34-05
010-3300-431.34-05
85.00
85.00
75.00
75.00
320.00
74185
2/3/06
Singh, jagroop
REQUEST 1/06/06
Reim water dep # 30026078
050-0000-229.08-70
13.48
13.48
74186
2/3/06
Skyline homes
REQUEST 1/25/06
Reim water dep # 00001915
050-0000-229.08-70
323.14
323.14
74187
2/3/06
Smart & final
386856 B
Office supplies
010-2500-425.21-10
102.89
102.89
74188
2/3/06
So. california edison co.
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
12/05 electricity
01/06 electricity
010-2500-425.35-14
010-3100-431.35-14
010-4150-410.35-14
010-7400-425.35-14
025-7100-410.35-14
025-7250-410.35-14
025-7251-410.35-14
025-7252-410.35-14
025-7260-410.35-14
301-8833-500.35-14
050-9000-450.35-14
010-2500-425.35-14
1,645.97
1,089.19
14.24
623.26
1,461.09
796.05
14.10
1,234.06
774.07
28.20
12,992.21
15.41
41,120.66
PaL
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74188...
2/3/06...
So. california edison co....
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
01/06 electricity
010-4150-410.35-14
010-6100-425.35-14
025-7250-410.35-14
025-7252-410.35-14
025-7260-410.35-14
301-8833-500.35-14
302-8833-500.35-14
050-9000-450.35-14
31.04
195.27
16.30
1.91
11,161.67
566.40
416.40
8,043.82
41,120.66...
74190
2/3/06
Staples credit plan
75829
Office supplies
010-1700-417.21-10
133.03
133.03
74191
2/3/06
State of California dept of justice
551109
552681
555581
Analysis
Fingerprints apps
Analysis
010-3100-431.34-05
010-3100-431.34-05
010-3100-431.34-05
140.00
296.00
35.00
471.00
74192
2/3/06
Stater bros
1210119
Office supplies
010-1100-411.31-20
19.80
19.80
74193
2/3/06
Stericycle, inc.
0003446965
Analysis
010-3100-431.34-05
102.20
102.20
74194
2/3/06
Strattons janitorial service
4500
Qrt carpet cleaning
010-3100-431.33-10
300.00
300.00
74195
2/3/06
T & s investments inc.
REQUEST 1/24/06
Reim water dep # 00002266
050-0000-229.08-70
53.83
53.83
74196
2/3/06
Taabs printing
101127
101127
101127
Office supplies
Office supplies
Office supplies
050-1400-414.21-10
055-1400-414.21-10
059-1400-414.21-10
66.98
66.98
66.97
200.93
74197
2/3/06
Tapia, anastasia
REQUEST 1/06/06
Reim water dep # 30029063
050-0000-229.08-70
8.66
8.66
74198
2/3/06
Thomson west
894954
Subscription
010-3300-431.21-15
142.00
142.00
74199
2/3/06
Tierra west appraisal
05456
Appraisal reports
099-1700-417.30-90
3,500.00
3,500.00
74200
2/3/06
Tri-lake consultants, inc.
3682
3690
3914
3916
3915
3690
3690
11/26/05-12/30/05 misc
11/26/05-12/30/05 misc
11/26/05-12/30/05 misc
11/26/05-12/30/05 pin chk
11/26/05-12/30/05 pin chk
11/26/05-12/30/05 misc
11/26/05-12/30/05 misc
010-1700-417.30-90
010-1700-417.30-90
065-0000-201.06-47
065-0000-201.06-47
065-0000-201.06-47
065-0000-201.08-10
065-0000-201.08-85
1,867.50
5,600.00
25,573.96
3,185.29
51,429.61
520.00
320.00
89,336.36
Page 17
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74200...
2/3/06...
Tri-lake consultants, inc....
3690
3690
3690
11/26/05-12/30/05 misc
11/26/05-12/30/05 misc
11/26/05-12/30/05 misc
065-0000-201.08-59
010-1700-417.30-90
065-0000-201.08-83
400.00
120.00
320.00
89,336.36...
74201
2/3/06
Umali, carlo
REQUEST 1/19/06
Reimbursement
096-1700-417.21-10
49.00
49.00
74202
2/3/06
United communities network
2975
2977
3023
G. sanders - 1600 san jac
J. warren-3440 cottonwood
Admin fees
099-9700-470.40-01
099-9700-470.40-01
099-9700-470.40-01
746.97
1,575.79
4,250.00
6,572.76
74203
2/3/06
Valenzuela, carol
REQUEST 1/06/06
Reim water dep # 40021007
050-0000-229.08-70
10.72
10.72
74204
2/3/06
Valenzuela, vicente
REQUEST 1/06/06
Reim water dep # 00004035
050-0000-229.08-70
12.56
12.56
74205
2/3/06
Valenzuela, victor
REQUEST 1/06/06
Reim water dep # 60023031
050-0000-229.08-70
10.53
10.53
74206
2/3/06
Valley wide recreation
REQUEST 1/20/06
P/r reim for dec 2005
029-8660-410.30-12
1,866.13
1,866.13
74207
2/3/06
Verizon california
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
REQUEST 2/1/06
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
12/05 telephone
010-2500-425.35-16
010-3100-431.35-16
010-4150-410.35-16
010-3110-431.35-16
010-4200-410.35-16
010-1700-417.35-17
010-6100-425.35-16
010-7400-425.35-16
025-7252-410.35-16
050-9000-450.35-16
370.92
769.67
30.73
36.98
145.18
29.86
64.78
519.62
263.85
261.59
2,493.18
74208
2/3/06
Western highway products
603603
Supplies
024-4150-410.21-36
259.36
259.36
74209
2/3/06
Willard, scott
REQUEST 1/06/06
Reim water dep # 40031073
050-0000-229.08-70
2.75
2.75
74210
2/3/06
Willard, scott & colleen
REQUEST 1/06/06
Reim water dep # 40031047
050-0000-229.08-70
6.89
6.89
74211
2/3/06
Wilson, russ
REQUEST 1/17/06
Per deim training conf
010-3100-431.31-20
380.07
380.07
74212
2/3/06
Woods, david
REQUEST 12/20/5
Reim water dep # 00001317
050-0000-229.08-70
128.21
128.21
74213
2/3/06
Wortman, randell
REQUEST 1/17/06
Per deim training conf
010-3100-431.31-20
160.00
160.00
74214
2/3/06
Wren, jean
REQUEST 1/06/06
Reim water dep # 10025021
050-0000-229.08-70
22.89
22.89
Pay_ '8
City of San Jacinto
Warrant Register
Date: 02/16/2006
Check
Number
Check Date
VendorName
Invoice Number
Description
Account
Number
Transaction
Amount
Check
Total
74215
2/3/06
Yerger, lisa
REQUEST 1/24/06
Reim water dep # 00001910
050-0000-229.08-70
109.39
109.39
74216
2/3/06
Z-best pizza
REQUEST 1/20/06
09/01/05-01/31/06 cc meet
010-1100-411.31-20
288.20
288.20
74217
2/3/06
Zeppenfeldt, edward
REQUEST 1/06/06
REQUEST 1/06/06
Reim water dep # 30017019
Reim credit acct#30017019
050-0000-229.08-70
050-0000-308.09-10
50.00
36.96
86.96
74218
2/3/06
Zowarka, sue
REQUEST 1/06/06
Reim water dep # 10026067
050-0000-229.08-70
11.99
11.99
Total Checks 1,152,764.00
Page 19
AGENDA ITEM 3-
February 16, 2006
TO: The HonorableMayorand Members of the City Council
FROM: Habib Motlagh, City Engineer
SUBJECT: Idyllwild Drive Sidewalks - Project No. 04-076
RECOMMENDATION:
Staff recommends that the City Council, by motion, adopt the plans and
specifications and authorize the City Clerk to proceed with bid advertisement for
construction of Idyllwild Drive Sidewalks, subject to County EDA approval.
BACKGROUND:
This project will construct infill sidewalk on both sides of Idyllwild Drive from San
Jacinto Avenue to Tiger Lane. The currently approved budget is $375,000
($255,000 pending Council approval of CDBG reprogramming). The project also
includes miscellaneous sidewalk repair and replacement throughout the City.
The elimination of sidewalk gaps in this residential district bounded by school and
other public facilities will enhance the City's recently completed Wateka,
Tahquitz, and First Street sidewalk project, thus, providing better access to
Sallee Park and San Jacinto High School.
The following is the proposed timeline for the construction of this project:
• Bid advertisement
• Bid opening
• Bid award
• Start of construction
• Project completion
March 2006
April 2006
April 2006
May 2006
July 2006
Page 1 of 2
Thisschedule is tentative, and is subject to County EDA approval of the plans
and specifications. The project advertisement cannot proceed until this approval
is secured. The specifications were submitted to County EDA on February 2,
2006.
FISCAL IMPACT:
The project is included in fiscal year 2005-06 and is identified as project No. 04-
076, which includes $80,000 in SB 821 grant funding and $255,000 in CDBGG
funds (subject to Council approval of CDBG reprogramming).
ATTACHMENTS:
■ Project Map
Page 2 of 2
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AGENDA ITEM 5
February 16, 2006
TO: Mayor and City Council
FROM: Tim Hults, Community Development Director
SUBJECT: Market Assessment and Economic Development Strategies for the
Ramona Expressway/Sanderson Corridor Gateway Area
RECOMMENDATION:
Staff recommends that the City Council:
a. Receive and file the Market Assessment and Economic Development
Strategies for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
b. Direct staff to move forward on soliciting proposals for the preparation of a
specific plan to identify the land uses, infrastructure, design, and financing
for the Ramona Expressway/Sanderson Corridor Gateway Area; and
c. Utilize the Market Assessment and Economic Development Strategies for
the Ramona Expressway/Sanderson Corridor Gateway Area, as a guide
for the development of a specific plan for the area; and
d. Direct staff to identify a funding mechanism to finance the preparation of
the specific plan; and
e. Include the Stakeholders during the process of preparing the specific plan.
BACKGROUND:
The Ramona Expressway/Sanderson Avenue Corridor, also known as the
Gateway Area encompasses approximately 1,700 acres along both sides of the
Ramona Expressway, from east of Sanderson to the City boundaries. This
Gateway Area provides unique opportunities for current and future development,
In March 2005, to facilitate development in this area, staff recommended the
solicitation of proposals for a specific plan and economic study. The Council
directed staff to move forward only on the economic study. Economics Research
Associates (ERA) was selected to prepare a Market Assessment and Economic
Development Strategy for the Ramona Expressway/Sanderson Avenue.
Economics Research Associates prepared the Market Assessment and
Economic Development Strategy ("Assessment"). During the preparation
process, Stakeholder meetings were conducted to solicit input and provide
comments on the Assessment. The. Assessment was also presented to the
Stakeholders, during a meeting on November 16, 2005 and again on January 5,
2006.
A presentation of the Assessment was made to the City Council and the
Redevelopment Agency,during the January 6, 2005 Meeting.
DISCUSSION
Corridor Information
The Gateway Area consists of approximately 1,700 acres, along two of San
Jacinto's major streets. The area is primarily dairy farms, agricultural uses, with
some vacant land. Several projects have been approved, including commercial
and light industrial uses. Several other development proposals are in the
Planning review process.
Both the Ramona Expressway and Sanderson Avenue are major corridors
through the City, both east/west and north/south, respectively. As such, they
provide a unique opportunity for commercial, business park, civic, and residential
uses. Freeway options are being considered for the area, including the
realignment of Highway 79 to freeway operation, which will greatly improve
accessibility to the corridor from both the north and south. A preferred alternative
for this alignment has been selected.
Also, the Mid -County Parkway is a proposed 32-mile limited access freeway
corridor that will connect San Jacinto to the 215 Freeway in Perris and 115 in
Corona. As a freeway corridor, Mid -County Parkway will provide opportunities
for commercial development. The alignment has not been decided and the City
has not yet made a recommendation.
A major hurdle for the area is the San Jacinto River Levee Project, which
involves the extension of the existing levee on the south side of the river, from
east of State Street, westerly to almost. Warren Road. This project, once
completed will protect downstream properties from flooding and remove about
3,140 acres of land form the floodplain, creating new economic development
opportunities. The City is working with the Riverside County Flood Control and
Water Conservation District on the levee project.
2
Proposed General Plan
The City of San Jacinto is currently updating its General Plan to provide direction
for the City's future development. The General Plan includes elements that
identifies and discusses land uses, circulation, community services and facilities,
resource management, public safety, noise, and housing. The proposed Plan
also specifically identifies the Ramona Expressway/Sanderson corridor for a
planned development called the Gateway Area Specific Plan. No specific land
uses on a parcel basis are included within the Gateway Area Specific Plan.
While the proposed General Plan provides the overall planned uses, goals, and
objectives, it is anticipated that a Specific Plan would include details for
development, including specific land uses, circulation, zoning standards, design
elements, and project processing. The proposed General Plan includes the
following percentages for development:
• 15% Regional Commercial
• 30% Office Park
• 35% Business Park
• 20% Estate Residential
To facilitate development in the Ramona/Sanderson area, once the General Plan
is adopted, will require the preparation of a specific plan or a General Plan
amendment to identify property specific land uses. The draft General Plan has
been circulated and is scheduled for the February 23, 2006 Planning
Commission Meeting.
At this time, considering the near completion of the General Plan, significant
modifications, including re-evaluating the Ramona/Sanderson/Gateway area
would delay completion of the Plan.
The General Plan, once adopted can be amended up to four times per year.
Another option could be amending the General Plan to accommodate land uses
for the area. A consultant would need to be hired to evaluate the desired land
uses. The Assessment could be used as a guide for an amendment.
Market Assessment and Economic Development Strategies
To prepare the Assessment and Strategies, ERA compiled demographic
statistics, market trends, and other data to provide a foundation for the
Assessment. In addition, ERA met with property owners and stakeholders, in
order to have a better understanding of their interests and concerns surrounding
the potential development of the area, as well as, to provide an opportunity to
participate in the process.
3
ERA's role in preparing the Market Assessment and Economic Development
Strategy is to recommend realistic and market based strategies that will
accomplish the following five economic development objectives for the City:
■ Ensure that the Corridor will be able to provide the retail goods and services
needed by the San Jacinto Valley residents for at lease the next 20 years.
• Provide one or more areas within the Corridor that will serve to accommodate
high quality jobs in the future.
■ Ensure that the development in the Corridor will generate tax revenues to fund
municipal services like fire suppression, police protection, road maintenance, and
park upkeep.
• Taking advantage of the Corridor's history and geography, create a community
core that citizens of San Jacinto can take pride in.
• Enhance long-term value appreciation for San Jacinto land, homes, and
businesses.
Elements included in the Assessment are:
■ Corridor Opportunities and Constraints
■ Forecast San Jacinto's Economic Outlook
■ Examination of the Market for Residential Products
• Commercial/Office/Business Park Development Opportunities
■ Project Retail Needs of Residents and Employees
ERA's Recommendations
Reserving Land for Commercial Development — The central issue in the
Ramona/Sanderson Corridor is the risk of strong, single-family housing demand
pre-empting other land uses important to the community's future, in terms of jobs,
taxes, and a unique sense of place. ERA considered demand growth related to
population, income, and employment increases and noted an approximate build -
out period by 2025, with additional growth expected after. The following acreage
is recommended to be reserved for commercial development/civic use.
Mid -point 2025
Demand Forecast
Recommended
Planning Acreage
Retail Commercial
298
375
Office Business Park
175
225
Medical Campus
NA
50
Hotel & Motel
10
20
Town Center - Civic Center
NA
50
Community Center and Ball Fields
NA
50
Total Commercial and CIVIC Uses (Acres)
770
Page 4 of 9
Of the estimated 1,700 acres within the Corridor, ERA recommends 770 acres or
around 45 percent be planned for future commercial, business park, civic, or
community uses. Assuming that 500 additional acres will be required for
transportation or other infrastructure and open space systems, approximately
430 acres remain available for the development of high quality residential
neighborhoods.
The percentage breakdowns, based upon the estimated 1,700 acres would be as
follows:
■ Retail Commercial (includes hotel and motels) 23%
• Office Business Park (includes medical campus) 16%
• Town Center/Community Center/Ball Fields 6%
• Residential 25%
• Infrastructure 30%
When compared to the proposed General Plan designations and percentages,
residential acreage is increased from 20% to 36% and would provide a greater
range of residential uses. Retail commercial would increase from 15% to 33%
and office/business park would be reduced from 65% to 23%.
Excluding the infrastructure, the percentages are:
• Retail Commercial (includes hotel and motels) 33%
• Office Business Park (includes medical campus) 23%
■ Town Center/Community Center/Ball Fields 8%
• Residential 36%
Mr. Lee indicated that in meeting with the property owners, his recommendations
on land uses were in line with what many were considering.
Create a New Town Center — ERA recommends incorporating a Town Center
within the Corridor. Several locations were identified, as options. The City has
not discussed development of a Town Center for a number of years. This
recommendation opens the door for discussion to take place. Staff recommends
that a separate report be prepared to discuss the Town Center options and
information included in ERA's report be considered.
Transportation and Flood Control — There are three major infrastructure
improvements planned for the Corridor, including Realignment of Highway 79,
the Mid County Parkway, and the San Jacinto River Levee. Each of these has
an effect on the development of the Corridor. ERA included discussion on these
items in their Report.
The alignment for the Mid County Parkway has not been determined. ERA
recommends the southern alignment, along the aqueduct. The City has not
determined a preferred alignment, therefore this recommendation, by ERA
should be considered in future discussion and is not part of this staff report.
Page 5 of 9
Create a New Community and Ball Field Complex — ERA recommends moving
forward with development of a complex, which would enhance the desirability of
San Jacinto as a residential community, and the tournaments would bring income
to local hotels and restaurants. This is consistent with the recently developed
Park Master Plan.
Negotiation with Motor Land Owners - ERA's analysis indicates that the City of
San Jacinto should reserve much of this Corridor for future commercial and civic
development and additional lands will be needed to accommodate the regional
circulation system. While more detailed land planning analysis is needed to
determine the exact acreages, ERA's evaluation suggest that there may be
sufficient land in the Corridor to accommodate possibly 400 to 450 acres of
residential development. The area within the Corridor but south of ERA's
recommended alignment for the Mid County Parkway and the Colorado River
Aqueduct appears to be well suited for residential development in accordance to
the desires of the property owners. The residential character of properties to the
south of this area has been established. The parcels fronting on Ramona
Expressway on both the north and south sides should be reserved for future
commercial or civic uses.
The large parcels on the north side of Ramona Expressway should be planned to
accommodate much of the future commercial and civic needs of the city;
however, they are sufficient large to accommodate some residential
neighborhood development as well. The Assessment provides more detail on
ERA's recommendations for a Town Center.
Need for a Specific Plan — Implementation of the concepts that ERA has
advanced above will require the preparation of a Specific Plan and an associated
Environmental Impact Study (EIR). Ideally, the City will have officially endorsed
a preferred alignment for the Mid County Parkway and have negotiated some
deals with the property owners to know on whose property the Town Center and
community center/ball fields will be located. Rather than carrying innumerable
alternatives, which would be costly, the Specific Plan then can focus on the
location and design character of a Town Center, the local circulation system and
the location and allocation of the different land uses. The Plan should include
design guidelines for a Town Center.
Stakeholder Meetings and Comments
Several meetings were conducted throughout the process, to provide property
owners an opportunity to comment. Mr. Lee met with most of the property
owners, early in the process to review their development plans and desires for
their properties.
6
Staff conducted several Stakeholder meetings to receive input on the
Assessment. Notes from the November and January meetings area included as
Attachments B and C. Additional comments are included as Attachment D.
Mr. Robert Reicher with Market Profiles, who prepared a Market Study for one of
the Stakeholder's provided comments, included as Attachment E.
Specific Plan
The preparation of a specific plan for the area would identify land uses, on a
parcel specific basis. This was a key issue for the Stakeholders. Without land
use designations, it is difficult to provide specific comments, because the actual
effect on a parcel by parcel basis cannot be determined based upon the
Assessment.
The specific plan would include the completion of an environmental impact report
to address all of the environmental issues facing the plan. In addition circulation,
design, and development processing would also be addressed.
In addition, a specific plan will facilitate and potentially expedite development in
the area. Streamlined development application processing could be included in a
specific plan.
Preparation of a specific plan would provide the most cohesive and
comprehensive plan for future development and would serve the best interests of
the City in the long term. The Ramona Expressway/Sanderson Avenue corridors
are San Jacinto's major thoroughfares and with the proposed Highway 79
realignment and Mid -County Parkway, a specific plan can explore the
opportunities, using the Assessment, as a guide for future development. In
addition, the General Plan recommends the preparation of a specific plan for the
area.
JUSTIFICATION:
The Market Assessment and Economic Development Strategy has been
completed by Economics Research Associates. This Assessment can be used
as a guide for preparation of a specific plan and/or identifying land -uses for the
area. The Assessment was not developed as a governing document, but a study
of a specific area. Therefore, a recommendation to receive and file the
Assessment is proposed.
The Ramona Expressway/Sanderson Avenue/Gateway Corridor is the City's
premier entry and provides significant current and future commercial
development opportunities. As a growing city, San Jacinto has a unique
opportunity to plan this corridor to accommodate not only current growth, but also
for the future. As single-family developments are constructed and occupied, the
7
demand for commercial and job creating developments will increase. Land must
be designated to accommodate these uses to support the City. Should the
Corridor be developed with single-family uses, it will limit future commercial and
job creation opportunities. Potential commercial/business developments that
would locate in a major transportation corridor, would have limited other locations
to consider city-wide.
Preparation of a specific plan will further evaluate this corridor, utilizing the
Assessment as a guide. In addition, the environmental constraints and the
transportation alignments can be further analyzed for compatible land uses. This
will provide San Jacinto a unique opportunity that many cities do not have and
that is to master plan an area in a comprehensive and cohesive manner.
In addition, design standards for development can be incorporated in the specific
plan and can include architectural guidelines, landscaping requirements,
signage, site improvements, as well as, expedited processing.
BUDGETARY IMPACT:
Funding was allocated for the Assessment preparation.
Funding for the Specific Plan was included in last year's budget from
Redevelopment Agency and General funds, with project costs proposed to be
divided evenly. These funds were not carried forward to this Fiscal Year. The
staff recommendation, should the Council wish to move forward is to develop a
financing/funding plan for the proposed specific plan.
ALTERNATIVES:
Alternative No. 1
a. Receive and file the Market Assessment and Economic Development
Strategies for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
b. Direct staff to move forward on soliciting proposals for the preparation
of a specific plan to identify the land uses, infrastructure, design, and
financing for the Ramona Expressway/Sanderson Corridor Gateway
Area; and
c. Utilize the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area, as a
guide for the development of a specific plan for the area; and
d. Direct staff to identify a funding mechanism to finance the preparation
of the specific plan; and
e. Include the Stakeholders during the process of preparing the specific
plan.
8
Staff recommends approval of this alternative, because the preparation of a
specific plan provides the most comprehensive and cohesive option for planning
development along the Ramona Expressway/Sanderson Corridor. The use of
the Assessment will provide a guide for the highest and best uses for the San
Jacinto's future.
Alternative No. 2
Receive and file the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area and delay the
current General Plan process to incorporate land uses for the Ramona
Expressway/Sanderson Avenue Corridor in the General Plan, as opposed to the
Specific Plan designation.
Staff does not recommend approval of this alternative, because it will delay
adoption of the General Plan and not provide for a comprehensive plan for the
area. The General Plan process has been underway for a number of years and
is close to completion. It is in the City's best interest to adopt the General Plan in
accordance with the current schedule.
Alternative No. 3
Receive and file the Market Assessment and Economic Development Strategies
for the Ramona Expressway/Sanderson Corridor Gateway Area and process a
General Plan Amendment, once the General Plan is adopted to identify land
uses for Ramona Expressway/Sanderson Avenue Corridor and remove the
Specific Plan designation.
Staff does not recommend approval of this alternative, because it only addresses
land use on the surface and does not provide for a comprehensive and cohesive
plan for the area. Should Council consider this option, a consultant would need
to be hired to process the amendment and develop a land use plan to be
included in the General Plan.
ATTACHMENTS:
ATTACHMENT A Market Assessment and Economic Development Strategy
for the Ramona Expressway/Sanderson Avenue Gateway
Corridor
ATTACHMENT B January 5, 2006 Stakeholder Meeting Notes
ATTACHMENT C November 16, 2005 Stakeholder Meeting Notes
ATTACHMENT D Other General Comments
ATTACHMENT E Letter from Mr. Robert Reicher, Market Profiles
ATTACHMENT F Meeting Notification Letter
9
ATTACHMENT A
Economics Research Associates
MARKET ASSESSMENT AND ECONOMIC
DEVELOPMENT STRATEGIES FOR THE
RAMONA-SANDERSON CORR9lrOR
Prepared for
CITY OF SAN ,DACINTO
Submitted by
Economics Research Associates
December 13, 2005
ERA Project No. 16070
388 Market Street, Suite 1580
San Francisco, CA 94111
(415) 956-8152 FAX (415) 956-5274 www.econres.com
Los Angeles San Francisco San Diego Chicago
Washington DC New York London
TABLE OF CONTENTS
Section Page
I INTRODUCTION I- I
II EXECUTIVE SUMMARY AND RECOMMENDATIONS II- 1
Reserving Land for Commercial Development II- 1
Create a New Town Center II- 2
Transportation and Flood Control II- 3
Create New Community and Ball Field Complex II- 5
Negotiation with Major Land Owners 11- 6
Need for a Specific Plan li- 7
Images of a Future San Jacinto Town Center 11- 7
III ECONOMIC OUTLOOK AND DEMOGRAPHIC TRENDS III- 1
Regional Economic Overview III- 1
Employment Projections II1- 3
Population and Household Trends III- 4
IV CORRIDOR LOCATION AND RESIDENTIAL
MARKET OVERVIEW IV- 1
Regional Context IV- 1
Gateway Area IV- 1
Regional Housing Market IV- 2
Local Housing Market IV- 2
Demand Analysis IV- 5
V OFFICE AND BUSINESS PARK DEVELOPMENT POTENTIAL V- 1
Regional Office Market V- I
Industrial/Flex Market .... V- 2
Selected Business Parks in Region V- 6
Demand Analysis V- 8
VI RETAIL DEVELOPMENT POTENTIAL VI- 1
Taxable Retail Sales VI- 1
Retail Market Trends VI- 5
Planned Development in San Jacinto Valley VI- 9
Demand Analysis VI- 9
TABLE OF CONTENTS
(Continued)
Section
Pa
VII HOTEL DEVELOPMENT POTENTIAL VII- 1
Air Passenger Volume VII- 1
Room Revenue VII- I
Regional Hotel Trends VII- 2
Hotel Inventory VII- 4
Hotels in Planning and Construction VII- 8
Demand Analysis VII- 14
11
SECTI N I,
INTRODUCTN
The City of San Jacinto retained Economics Research Associates (ERA) to provide a market
based assessment of the future of the 1,700-acre Ramona -Sanderson Corridor located in the
northern portion of the city. With the planned upgrading of Highway 79 to freeway status and
the construction of the new Mid County Parkway, this corridor has exceptional strategic value
in shaping the future of San Jacinto. Because of its strategic Location, this area is also known
as the Gateway Area. ERA's role is to recommend realistic and market based strategies that
will accomplish the following five economic development objectives for the City:
• Ensure that the Corridor will be able to provide the retail goods and services needed
by San Jacinto Valley residents for at least the next 20 years.
• Provide one or more areas within the Corridor that will serve to accommodate high
quality jobs in the future.
• Ensure that development in the Corridor will generate tax revenues to fund municipal
services like fire suppression, police protection, road maintenance and park upkeep.
• Taking advantage of the Corridor's history and geography, create a community core
that citizens of San Jacinto can take pride in.
• Enhance long-term value appreciation for San Jacinto land, homes and businesses.
This assignment was conducted by the San Francisco office of ERA. William "Bill" Lee,
Executive Vice President, served as project manager and chief consultant. Sujata Srivastava,
Senior Associate, assisted with research, analysis and report preparation.
Economics Research Associates - Project No. 16070 I-1
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
ERA
The Ramona -Sanderson Corridor or Gateway Area
Economics Research Associates - Project No. 16070
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
1-2
SECTION IL
EXECTUVW, SUMMARY Y COMA
ENDATIONS
RESERVING LAND FOR COMMERCIAL DEVELOPMENT
The central issue in the Ramona -Sanderson Corridor is the risk of strong single-family
housing demand pre-empting other land uses important to the community's future in terms of
jobs, taxes and a unique sense of place. ERA's market analysis focused successively from the
Inland Empire to Riverside County and then to the San. Jacinto Valley, the city of San Jacinto
and finally to the Ramona -Sanderson Corridor. It considered 'demand growth related to
population, income and employment increases. ERA projects that the city of San Jacinto will
have a population of nearly 90,000 by 2025. This level of population growth, plus the
economic growth and maturation of Western Riverside County, will generate demand for
commercial and civic land and facilities. The mid -point demand forecasts forte 2025
planning horizon for the different commercial uses within the Ramona -Sanderson Corridor
are shown below. However, San Jacinto will not be built -out by 2025, and additional growth
is expected after 2025. ERA, therefore, recommends that the City reserve the following
acreage for commercial development or future civic use.
Table 11-1. Recommended Commercial Planning Acreage in Corridor
Mid -point 2025
Demand Forecast
Recommended
Planning Acreage
Retail Commercial
298
375
Office Business Park
175
225
Medical Campus
NA
50
Hotel & Motel
10
20
Town Center - Civic Center
NA
50
Community Center and Ball Fields
NA
50
Total Commercial and Civic Uses {Acres)
770
Economics Research Associates Project No. 16070
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Of the estimated 1,700 acres within this Corridor, ERA recommends that 770 acres or around
45 percent be planned for future commercial, business park, civic or community uses.
Assuming that 500 additional acres will be required for transportation or other infrastructure
and open space systems, approximately 430 acres remain available for the development of
high quality residential neighborhoods.
CREATE A NEW TOWN CENTER
Since the city is headed for a total population of over 100,000, the current downtown area will
not be able to function effectively as the commercial hub and administrative center of a
community ofthis size. ERA recommends that San Jacinto plan for the creation of a new 50-
acre Town Center —Civic Center complex. Rather than having this complex be at the center of
a commercial shopping mall, we recommend that the City acquire this 50-acre parcel and
manage its development over time for civic and vibrant town center types of uses. A well -
planned and well -designed Town Center, which could include higher density housing and
mixed -use development, will enhance the value of surrounding properties for commercial or
residentia! development. It will also be a source of community pride and contribute to the
long-ternu appreciation of local horse values.
Table 111-2. Recommended Planning Program for Town Center — Civic Center
Recommended
Planning Acreage
City Hall — 60,000 to 100,000 SF
10
Town Square and Public Plazas
2
Future Performing Arts Facility
3
Public Parking in Support of Restaurant and Shop Development
6
Commercial Parcels for Disposition to Developers
10
Mixed Use/Residential Parcels for Disposition to Developers
10
Circulation
9
Total Town Center (Acres)
50
Economics Research Associates Project No. 16070 1I-2
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
This Town Center would work well, if developed in tandem with a life-style retail center,
which would be a private development. If planned with the life-style retail component, the
total land area should be around &0 acres. The existing downtown could become "Old Town"
with its historic and Hispanic flavor reinforced. Some images that suggest key elements of
the Town Center are included at the back end of this section.
TRANSPORTATION AND FLOOD CONTROL
The commercial and civic developments recommended above are premised on some major
infrastructure improvements. These include the following: 1) the realignment and upgrading
of Highway 79, 2) the construction of the Mid County Parkway, 3) extension of the Ramona
Expressway commercial corridor to the west, and 3) the construction of San Jacinto River
Levee Project.
eaignnient of Highway 79
The realignment and upgrading of Highway 79 to full freeway operation will make this
Gateway Area much more accessible from the southern part of the San Jacinto Valley,
enhancing the area's commercial market reach. The alignment through this Ramona -
Sanderson Corridor has been largely set, and construction is expected to begin in 2010. ERA
has no issue with this project.
Mid County Parkway
The Mid County Parkway is a proposed 32-mile limited access freeway corridor that will ease
congestion along the east -west roads between the San Jacinto and Corona in Western
Riverside County. The project is expected to reduce congestion and reduce travel times in the
overburdened existing corridors, including SR 91, SR 74 and SR 60. Travel time between
SR-79 and I-15 will be reduced from 45 minutes to 30 minutes, according to official
estimates. The exact alignment of the Mid County Parkway is not yet decided, with various
alternatives still being considered. According to Riverside County Transportation
Commission, construction is also expected to begin in 2010. ERA has reviewed two or three
alignment alternatives for this project and would like to recommend the southern alignment as
the one that best facilitates commercial and Town Center development in this corridor. Our
reasons are as follows:
a It facilitates the transition of Ramona Expressway to a strong commercial boulevard
with good commercial frontage on both sides. Shopping centers or Town Center
requiring considerable parcel depth can locate on the north side of this new boulevard.
Economics Research Associates Project No. 16070 II-3
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Big and medium box retailers and automobile dealerships are able to locate on the
south side in accordance to the required parcel depths. Automobile dealerships favor a
long frontage and do not require much parcel depth.
• It consolidates the twc community dividers, the new Mid County Parkway and the
existing aqueduct, into a single corridor thereby minimizing the number of barriers to
community cohesion.
• It uses the aqueduct to buffer the negative influences of the freeway on the south side
and creates a good separator between the commercial uses on the north side of the Mid
County Parkway and the predominately residential uses on the south side of the
freeway and aqueduct.
• It places the new I_ghway 79 and Mid County Parkway interchange, and the
commercial properties around this interchange, farther south in the San Jacinto Valley
and closer to more of the valley population.
® The eastern terminus of this Mid County Parkway leads to a strong potential location
for the Town Center —Civic Center complex. The parkway alignment and the location
of the Town Center could be designed so that as a driver approaches from the west, he
or she can see the Town Center at the end of the parkway with the San Jacinto
Mountains serving as a memorable backdrop. It would allow San Jacinto to convey a
sense of place that few newer communities in Riverside County have been able to
achieve. While not in the geographic center of the city, this location for a Town
Center would be easily accessible to San Jacinto residents from the west, south and
southeast.
Figure 11-1. Possible Town Center Locations
Economics Research Associates Project No. 16070 II-4
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Ramona Expressway CoCorantortereial Corridor
The Ramona Expressway commercial corridor, as currently contemplated, does not extend
beyond Warren Road to the west once the new Mid County Parkway is completed. San
Jacinto's commercial development interests would be better served if this corridor extended
further west, ideally to Perris but perhaps more realistically by one interchange to the west of
Warren Road.
Levee System
The San Jacinto River Levee Project involves the extension of the existing levee on the south
side of the river from east of State Street westerly to almost Warren Road. As one of the
City's top priorities, the project will protect downstream communities from water
contamination and remove about 3,140 acres of land from the floodplain, creating new
economic development opportunities for the city with much of that opportunity lying in the
Gateway Area.
Since 2002, the City has been working with the Riverside County Flood Control and Water
Conservation District for Stage 4 of the levee project. According to the agreement between
the two parties, the District will fund half of the project's planning, approval, design,
financing and construction, up to a maximum of $7 million. The total project cost is
estimated at $25 million, and all costs above those covered by the District will be the City's
responsibility.
The City is pursuing additional grant monies and is considering the formation of a
Community Facilities District (CFD) as a potential financing mechanism for the levee project.
Based on the initial analysis conducted by Webb Associates, the annual assessment will range
from $170 to $340 per dwelling unit per year. Considering assessment burden rates in this
range, the financial benefits to the property owners of removing their properties from the
flood plain well exceed the cost burden. ERA's recommendation is that the City move
expediently to implement the CFD so the levee project can be completed in a timely manner.
CREATE NEW COMMUNITY AND BALL FIELD COMPLEX
Since land in San Jacinto is still fairly abundant and inexpensive, ERA recommends that the
City move to reserve an approximately 50-acre parcel for the future development of a
community center and ball field complex. The community center could include a gymnasium,
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aerobics and workout rooms, class or small conference rooms and possibly a swimming pool.
The ball fields would likely include soccer fields, softball fields and baseball diamonds. The
complex would be designed for local play and to host regional tournaments. The complex
would enhance the desirability of San Jacinto as a residential community, and the tournaments
would bring income to local hotels and restaurants.
NEGOTIATION WITH MAJOR LAND OWNERS
ERA's analysis indicates that the City of San Jacinto should reserve much of this Corridor for
future commercial and civic development and additional lands will be needed to
accommodate the regional circulation system. While more detailed land planning analysis is
needed to determine the exact acreages, our evaluation suggest that there may be sufficient
land in the Corridor to accommodate possibly 400 to 450 acres of residential development.
The area within the Corridor but south of ERA's recommended alignment for the Mid County
Parkway and the Colorado River Aqueduct appears to be well suited for residential
development in accordance to the desires of the property owners. The residential_ character o_'
properties to the south of this area has been established. The parcels fronting on Ramona
Expressway on both the north and south sides should be reserved for future commercial or
civic uses.
The large parcels on the north side of Ramona Expressway should be planned to
accommodate much of the future commercial and civic reeds of the city; however, they are
sufficient large to accommodate some residential neighborhood development as well. For
these parcels, ERA recommends that the City negotiate an exchange of residential entitlement
for land acreage. If the landowner would dedicate 50 acres for a future Town Center, he or
she would be entitled to construct 500 housing units. Since the landowner would be able to
construct housing in the reasonably near term future and the Town Center location would
enhance the long-term value of the surrounding property, we believe the property owners
would have strong incentive to participate in such a deal. The City would then be in position
to create the Town Center which best reflects the vision of the community, and remnant
parcels not needed for civic or community uses could later be sold to developers at a
substantial gain. We would recommend a similar deal for the 50 acres required for the
community center and ball field complex.
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ERA
NEED FOR A SPECIFIC PLAN
Implementation of the concepts that ERA has advanced above will require the preparation of
a Specific Plan and an associated Environmental Impact Study (EIR). Ideally, the City will
have officially endorsed a preferred alignment for the Mid County Parkway and have
negotiated some deals with the property owners to know on whose property the Town Center
and community center/ball fields will be located. Rather than carrying innumerable
alternatives, which would be costly', the Specific Plan then can focus on the location and
design character of the Town Center, the local circulation system and the location and
allocation of the different land uses. The Plan should include design guidelines for the Town
Center.
Not all of the properties in this 1,700-acre Corridor need to be included in the Specific Plan,
but it should certainly include the major properties around the Highway 79 and Mid County
Parkway interchange. The cost of a high quality Specific Plan and EIR is expected to be in
excess of $500,000, and it is fairly common for municipalities to recover that cost from the
property owners or develops as the properties develop. As an alternative, the cost of the
Specific Plan can be part of the residential entitlement for land negotiation.
IMAGES OF A FUTURE SAN JACINTO TOWN CENTER
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ERA
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ERA
Economics Research Associates Project No. 16070 II-9
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
SECTION III.
ECONOMIC OUTLOOK AND DEM•GRAPHIC TREN
In this section, ERA analyzes the regional economic context for future development potential
in San Jacinto, including employment trends, key industries, and employment forecasts. In
addition, ERA presents an overview of construction trends and demographics in San Jacinto
and Riverside County, including historical population, race, educational attainment, income,
and population projections.
REGIONAL ECONOMIC O TER"r E l
Riverside County is part of the greater Inland Empire economy, which aiso includes San
Bernardino County. The inland Empire currently employs approximately 1.15 million (non-
agricultural employment), a significant increase from 938,000 in 2000.
Riverside County's unemployment rate dropped from a high. of 12 percent in 1993 to below
six percent in 2004. As shown in the chart below, Riverside County's unemployment rate
was consistently above the state level until 2002 and has been below the State average since.
Figure ➢Il-➢. Unemployment Trends in Riverside County.
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
Unemployment Rates in Riverside County and California, 1990-2004
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004
Riverside County ❑ California
Source: California Erployrnent Development Department; Economics Research Associates, 2005.
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The economy of the inland Empire is diverse, with employment distributed among many
industry sectors. The chart below illustrates the current industry mix in the Inland Empire:
Figure H1-2. Inland Empire Employment by Indenstry.
Government
18%
Other Services
Wholesale Trade,
Transportation and
Utilities
9%
Employment in Inland Empire, 2004
Natural Resources and
Construction
10% Manufacturing
10%
Advanced Services
32%
Information and
Rnancial Activities
5°/a
retail Trade
13%
Source: California Employment Development Department; Economcs Research Associates, 2005.
As shown, the largest labor markets are in advanced services including professional and
business services, educational and health services, and hospitality and leisure services (32
percent), government (18 percent), retail trade (13 percent), and manufacturing (10 percent).
Inc. Magazine ranked the Riverside -San Bernardino metropolitan area as the 6th best place for
doing business in the country in 2005. The ranking was based on personal income data and
employment growth trends. According to the U.S. Bureau of Economic Analysis, personal
income in the Inland Empire has grown at a rate of five percent annually, well above most
metropolitan areas. Due to a combination of relatively lower land costs, availability of land,
skilled workforce, and an extensive transportation network, the inland Empire has been able
to attract many new companies and induce the expansion of local companies over the last 15
years. According to the California Employment Development Department, Riverside County
has added more jobs in the last 15 years than any other Southern California county.
The following table illustrates job gains in Riverside County compared to other counties in
California from 1990 to 2004:
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Table ][F➢-1. Employment Change in Selected Coup es, 1199C-20 14.
Employment Employment Net Employment
Location 1990 2004 Change % Change
Riverside 498,300 763,800 265,500 53.3%
San Bernardino 599,600 790,200 190,600 31.8%
Orange County 1,306,200 1,518,900 212,700 163%
San Diego 1,159,300 1,420,000 260,700 22.5%
Los Angeles 4,259,700 4,494,000 234,300 5.5%
Santa Clara 818.900 774,200 (44.700) -5.5%
Source: California Employment Development Department; ERA.
Riverside County's employment exploded during this period, growing by over 53 percent ansd
adding 265,500 net jobs. San Bernardino also experienced significant growth, with the
employment increase totaling 190,600 jobs or 32 percent. San Diego and Orange County
economies also expanded, while the Los Angeles economy remained stable and Santa Clara
County lost jobs during the period.
Much of the growth can be attributed to the attractiveness cf the Inland Empire to new
businesses and expansicns due to significantly lower land costs compared to coastal counties,
as well as, competitive advantages including availability of land, skilled workforce, and
greater housing affordability. In addition, the Inland Empire benefits from an extensive
network of freeways and transportation infrastructure that provides access to the greater
Southern California regional market. The region's economic growth has spurred job creation
in Western Riverside County, as well. WRCOG estimates that the subregion (includes 14
communities and cities in the county west of the San Jacinto and Santa Rosa Mountains)
gained 59,000 jobs from 2000 to 2005 and currently employs 447,000 people.
EMPLOYMENT PROJECTIONS
Official SCAG employment projections show continued growth in Riverside County, as
shown in the table below:
Table II11-2. Projected Employment in Riverside County
Total Employment % Change 5-yr Average Annual
Year Change period Increase
2000-05 76,566 14.9% 15,313
2005-10 123,249 20.8% 24,650
2010-15 115,216 16.1% 23,043
2015-20 113,435 13.7% 22,687
2020-25 114.862 12.2% 22,972
Source: Southern California Association of Governments
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According -to SCAG, employment is forecast to steadily increase from the current year to
2025. In the 2005 to 2010 period, SCAG projects employment gains of 123,250 jobs, a 21
percent increase. From 2010 to 2025, the average annual enployr_±ent increase in Riverside
County is approximately 23,000.
POPULATION AND HOUSEHOLD TRENDS
Population Growth
Riverside County, is currently the fastest growing county in California, and the second fastest
growing county in the United States. The Western Riverside County sub -region has
experienced tremendous growth in the last decade. Between 1990 and 2000, Western
Riverside County's population grew by 30 percent to reach a total of 1,1.32,000. The table
below summarizes historical population trends in key cities in Western Riverside County,
compared to the overall county's patterns.
Table 111-3. Historical 1'onnlation Growth in San Jacinto and Riverside County
Riverside County
Growth Rate
1990 1995 2900 2005 1995-2005
San Jacinto 16,210 19,633 23,779 28,028 3.62%
Hemet 36,094 46,073 58,812 78,557 5.48%
Perris 21,460 27,868 36,189 47,815 5.55%
Moreno Valley 118,779 130,046 142,381 157,703 1.95%
Rest of Riverside County 950,771 1,104,991 1,284,226 1,538,128 3.36%
Total Riverside County 1,170,413 1,344,894 1,545,387 1,850,231 3.24%
San Jacinto Share of County
1.38"/" 1.46% 1.54% 1.51% 0.37%
Source: Census Bureau, California Dept. of Finance and ERA
As shown, Riverside County's population has increased at an annual average rate of 3.2
percent annually from 1995 to 2005. The cities of San Jacinto, Hemet and Perris have grown
at much higher rates during the last five years. In San Jacinto, the population increased at an
average annual rate of 3.6 percent, while Hemet and Perris experienced growth at a rate of 5.5
percent and 5.6 percent, respectively. Currently, the population of San Jacinto is estimated at
28,028, while the entire county's population totals 1.85 million. San Jacinto, being largely
undeveloped, accounts for only 1.5 percent of the total county population.
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Construction Activity -
As shown in Table 1111-4, residential construction has been extremely active in Riverside
County for the last decade. From 1994 to 2004, over 181,000 permits were issued for
residential construction in the county. The vast majority of these, or 88 percent, were single-
family permits. In the ten-year period, an average of 16.500 permits were issued annually, of
which 14,500 were permits for single-family homes. The average annual growth rate in
construction permits during this period was 15 percent for Riverside County.
San Jacinto has also experienced significant growth in housing construction in the last decade.
A total of over 3,000 permits were issued from 1994 to 2004, for an annual average of 274
r year.Almostall of units built during this period were single-family units,
units per the new anus �ui_t single-family
composed 98 percent of permits issued in San Jacinto. The rate of residential
construction has accelerated sharply during the past four years. It was 205 units in 2001 but
increased to 345 units in 2002, 463 units in 2003 and 995 units in 2004.
1ernegraphic Charaederistics
Racial and Ethnic Divers!
The racial and ethnic composition of residents by jurisdiction in 2000 is shown in Figure 1111-
3. The communities vary significantly in the ethnic and racial mix, with nearly 80 percent of
Hemet's residents identifying themselves as W'nite, compared to about 40 percent of Perris
residents. San Jacinto has a diverse mix of races and ethnicities, with about 31 percent non-
White residents.
The Hispanic and Latino population in the key jurisdictions is presented in Figure III-4
below. As shown, 41 percent of San Jacinto's population is Hispanic/Latino, a representation
much higher than in the county or state. Hernet has a much lower representation of
Hispanics/Latinos at 23 percent, while Pen -is has a much higher percentage of 57 percent.
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Table 1114. Residential Bilkling Permits, 1994 to 2004
Annual
Average Increase
Jtuisdiction 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 20114 Total 94-04 94-04
San Jacinto
Sintie Family 61 101 54 77 184 376 153 205 343 463 943 2,960 269 31%
Multi Family 0 0 0 0 0 0 0 0 0 52 52 5
Total 61 101 54 77 184 376 153 2.05 343 463 995 3,012 274
Ile met
Single Family 116 113 141 91 200 299 565 451 338 798 804 3,916 356 21%
Multi Family 0 0 0 114 0 0 71 8 44 4 6S 309 28
'rota! 116 113 141 205 200 299 636 459 382 802 872 4,225 384
Pettis
Single Family 83 211 114 113 85 186 9 145 491 1,269 1,573 4,088 372 34%
Multi Family 0 0 0 0 0 80 70 0 186 0 0 336 31
Tidal 83 20 114 113 85 266 79 145 677 1,269 1,573 4,424 402
Moreno Valley
Single Family 291 202 158 234 245 259 323 602 1,152 2,011 2,109 7,586 690 22%
Multi Family 0 24 0 108 0 0 0 0 70 448 1,505 2,155 196
Tulal 291 226 158 342 245 259 323 602 1,222 2,459 3,614 9,741 886
Riverside County
Single Family 7,690 6,803 7,021 8,678 10,758 12,659 13,630 16,556 20,591 25,137 29,478 159,001 14,455 14%
Multi Family 596 143 478 1,106 1,735 1,920 1,780 2,458 2,073 5,224 4,748 22,261 2,024
'Total 8,286 6,946 7,499 9,784 12,493 14,579 15,410 19,014 22,664 30,361 34,226 181,262 16,478
Source: Cbnsh action Industry Research Board
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Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
111-6
Figure 111-3. Ethnic Composition for Key Cities and Riverside County
100%
90%
60%
70%
60%'
50%
40%
30%
20%
10%
0%
San Jacinto
Ethnic and Racial Composition of Key Cities
Hemet
Perris
Moreno Valey
Riverside County
❑'Wnite si African American ❑ Native Arrrrican ❑ Asian and Pacific Islander 0 Other Race
Source: US Census 2000; Economics Research Associates, 2005.
Figure IIH-4 Hispanic and Latino Population in Key Jurisdictions, 2500.
70.0%
60.0%
50.0%
I 40.0%
30.0%
20.0%
1D.0%
0.0 %
Hispanic/ Latino Population as Percent of Totalby Jurisdiction
57.3%
36.2% 38.4%
40.9%
32.4%
Riverside Herret Moreno Valley Perris San Jacinto California
County
, Source: US Census 2000; Economics Research Associates, 2005.
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Age
The chart below (Figure illustrates the distribution of the population of each
jurisdiction by age group. As shown, seniors are more generously represented in the San
Jacinto Valley than in the county as a whole. This is largely due to the presence of many
retirement communities in the valley. Nearly a third of the population in Hemet is made up of
seniors in the 65 and over age groups. San Jacinto's share of seniors is at 17 percent,
compared to 13 percent and 11 percent in the county and state.. respectively. By contrast,
Moreno Valley and Perris have a greater, representation of children under 15 than the other
jurisdictions. Children compose 31 and 34 percent of the population in Moreno Valley and
Perris, respectively. Children under 15 make up 26 percent of the population of Riverside
County and 23 percent of the statewide population. in San Jacinto, this group represented 27
percent of the population, about the same level as the county.
Figure PF6-5 Distribution of Population by Age, 2000.
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
Distribution of Population by Age Group
Riverside County Herrnt Moreno Valley Perris San Jacinto
California
p Under 15 ® 15-19 p 20-24 p 25-29 ■ 30-34 p 35-39 ® 40-44 ❑ 45-54 u 55-64 ® 65-74 p 75+
Source: US Census 2000; Econorrics Research Associates, 2005.
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111-8
Educational Attainment
In terms of educational attainment, the jurisdictions of Western Riverside County vary from
one another. Countywide, about 50 percent of residents 25 or over had a high school diploma
or equivalent, compared to 43 percent in the state. '_Nearly 27 percent of the state's adults had
a bachelor's degree or advanced degree, compared to about 17 percent in Riverside County.
The individual communities profiled below showed similar patterns to the county. The
percentage of adult residents over 25 with a bachelor's degree or higher ranged from 7 percent
in ?eras to 14 percent in Moreno Valley. In San Jacinto, about 9 percent of the population
over 25 had a bachelor's degree or further education.
Figure 111-6 Educational Attainment 5y Jurisdiction, 2000
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
Educational Attainment by Jurisdiction
Riverside County Hemet Mo eno Valley Perris San Jacinto California
❑ No schooling ® Less than 9th ❑ 9th to 12th 0 High school diploma ® Some college 0 AA ® BA 0 Prof/ masters
Source: US Census 2000; Economics Research Associates, 2005.
However, recent trends indicate that the educational level of residents in Western Riverside
County is rising, as middle -income households from coastal counties (Orange County, San
Diego County, and Los Angeles County) relocate into the Inland Empire, due to the lower
cost of new housing and expanding employment opportunities in the region.
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Income Distribution
According to the 2000 Census, the various communities of Riverside County varied in
household income distribution. As shown below, Hemet and San Jacinto had a higher
percentage of low-income residents than the county of Riverside and the state of California.
In 1999, approximately 36 percent of Hemet households and 33 percent of San Jacinto
households had incomes under $20,000. By contrast, 21 percent of Riverside County and 20
percent of California households had incomes under $20,000. Similarly, Hemet and San
Jacinto had a smaller percentage of wealthy households earning over $100,000, at three and
four percent, respectively, compared to the county (12 percent).
Figure 111-7. 1)istriburion of Household Income try Jurisdiction, 1999
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Riverside
County
Distribution of Household Income by Jurisdiction
Hemet
Moreno Valley
Perris
San Jacinto
California
❑ Less than $10,00D ®$1D,0D0 - $19,999 0 $20,000 - $29,999 0 $30,000 - $39,999 ® $40,000 - $49,999
❑ $50,000 - $59,999 o $60,0D0 - $74.999 ❑ $75,000 - $99,999 m $100,000 - $149,999 ® $150 000 +
Source: US Census 2000; Econonics Research Associates, 2005.
Median household income was significantly lower in Hemet and San Jacinto than in
neighboring Moreno Valley and in the overall county. In 1999, median household income in
Hemet was $26,800 and $30,600 in San Jacinto, compared to $42,900 in Riverside County.
The median household income in Moreno Valley was higher than the county's at $47,400,
and very close to the state median of $47,500.
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Figure H -8. Median Household Qncome by Jurisdiction, 1999.
$50.000
$45,000
$40,000
$35,000
$30,000
$25,000
$20,000
$15,000
$10,000
S5,000
$-
Medlars Household 9racome by Jurisdiction
$42,900
-26-830--
447,00C
S35,50
$30,600
Riverside Hemet Mo eno Valley ?ems San Jacirlo California
County
Source: US Census 2000; E:onanscs Research Associates, 2005.
However, with new homes selling in the 8300,000 to S400,000 range in the San Jacinto
Valley, median household incomes have risen since 2000 and will continue to increase rapidly
in the decade ahead.
Population Growth Forecasts
Forecasts by the Southern California Association of Governments (SCAG) show that the
region's rapid growth is expected to continue well into the next 20 years. By 2030, SCAG
estimates that Western Riverside County will add another million residents for a total
population of 2.4 million, with 400,000 new hornes and 470,000 new jobs fueling this growth.
The growth rate in Riverside County will outpace San Bernardino, San Diego, Orange County
and Los Angeles County from 2000 to 2025.
Most of the population increase is forecast to come from domestic migration and high birth
rates. In 2003, WRCOG attributed 20 percent of the population growth in the county to
natural increase, and 80 percent to net migration. All of the communities within Western
Riverside County are expected to see significant growth, with the exception of Norco and
Canyon Lake.
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Considering the recent rapid acceleration in residential construction and the level of
residential developer interest currently, ERA considers the official SCAG population forecasts
for San Jacinto to be unrealistically low. Therefore, ERA forecast the population of San
Jacinto for the next twenty years using the assumptions outlined below:
ERA estimated that there would be approximately 1,700 units added per year from
2005 to 2010 for a total of 8,500 units.
As land becomes more scarce and expensive, the rate of construction is expected to
slow slightly from 2010 to 2015 to 1,300 units per year, and continue slowing to an
annual average of 500 housing units per year in the 2020 to 2025 period.
Overall, San Jacinto will add apl,roxir ately 22,250 units during the next 20 years.
$ Assuming a stabilized vacancy rate of five percent, about 21,100 households will ^e
added from 2005 to 2025.
The average household size in San Jacinto is currently 2.84, and is projected to
increase slightly over the next two decades, as young families buying new homes have
more children.
i These new households will add approximately 61,500 people over the next 20 years.
Table 111-5. Population Projection Assumptions for San Jacinto
2005-10 2010-15 2015-20 2020-25 2005-25
Number housing units added annually 1,700 1,300 950 500 4,450
Total new housing units 8,500 6,500 4.750 2,500 22,250
Total new households' 8.075 6,175 4.513 2,375 21.138
Average household size 2.8 2.9 3.0 3.0 2.9
Population in new households 22.933 17,908 13,538 7,125 61.503
Assumes vacancy rate of 5 percent in market equilibrium,
Source: ERA
Based on the assumptions outlined above, ERA's forecast shows that San Jacinto's population
will increase from 28,000 in 2005 to 68,900 in 2015 and nearly 90,000 in 2025. This
represents a total population increase of 219 percent at an average rate of six percent annually.
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Table 111-6. Population Projection Assumptions fur San Jacinto
Jurisdiction 2005 2010 2015 2020 2025
San Jacinto 28,028 50,961 68,869 82,406 89,531
Hemet 78,557 105,100 121,911 138,496 152,911
Perris 47,815 63,440 70,014 76,501 83,589
Moreno Valley 157,703 169,895 187,816 205,503 224,856
Rest of Riverside 1,538,128 1,696,036 1,921,917 2,141,372 2,393,147
Riverside County Total 1,850,231 2,085,432 2,370,526 2,644,278 2,949,643
San Jacinto share of County 1.5% 2.4% 2.9% 3.1% 3.0%
San Jacinto Valley share of County 5.8% 7.5% 8.0% 8.4% 8.2%
Source: US Census; SCAG; ERA.
As shown in the projections in Table IIlll1-6, the population in Riverside County is projected to
reach 2.4 million by 2015 and 2.9 million by 2025. San Jacinto's population of nearly 90,000
in 2025 will compose approximately three percent of the county's population, compared to
1.5 percent currently. The San Jacinto Valley, which includes the cities of Hemet and San
Jacinto, will compose over eight percent of the county population in 2025. The San Jacinto
Valley population will exceed 200,000 in about ten years, surpassing a market size threshold
required by many national retailers.
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SECT! N IV.
CORRIDOR LOCATION AN RESIDENTIAL MARKET OVERVIEW
REGIONAL CONTEXT
San Jacinto is located in Western Riverside County, approximately 80 miles east of Los
Angeles and 90 miles north of San Diego. The city is linked to the greater Southern
California region by Ramona Expressway, providing east -west access to 1-215, and Highway
79, providing north -south access to I-10 and Highway 74.
San Jacinto possesses both natural and cultural assets. Founded in 1870, San Jacinto is one of
Riverside County's oldest cities. Although many structures are no longer standing due to past
earthquakes, San Jacinto still possesses historic buildings, such as the Estudillo Mansion,
which dates back to 1885. Listed in the National Register of Historic Places, the Estudillo
Mansion is significant as the residence of Francisco Estudillo, the proprietor of the large land
holdings known as the Estudillo Land Grant, which contained much of what is now known as
San Jacinto. The City is now working on restoration of the Estudillo Mansion with the help
of the National Park Service and the State Office of Historic Preservation. The San Jacinto
Museum, operated by the City, is located on the Estudillo Mansion property. In addition to
these historical and cultural assets, San Jacinto also has some natural assets, including Mount
San Jacinto, one of the three tallest peaks in Southern California.
GATEWAY AREA
The Ramona -Sanderson Corridor or Gateway Area is located at the intersection of Highway
79 and the Ramona Expressway. As one approaches the city from the north on Highway 79,
the San Jacinto Valley provides an expansive and scenic panorama. Approaches from the
northwest on Gilman Springs Road and from the west on Ramona Expressway offer
impressive views of the San Jacinto Mountains. The Gateway Area is both a scenic and
strategic location for the city. The upgrading of Highway 79 to full freeway status, the
construction of the Mid County Parkway and the planned San Jacinto River Levee project,
which will free up previously floodplain land for development, greatly enhance the
importance of this corridor for the future of San Jacinto.
Economics Research Associates IV-1
Development Opportunities in Ramona -Sanderson Corridor
REGIONAL H USING MARKET
The Inland Empire is one of the nation's fastest growing regions, and as such, the housing
market has been booming in recent years. As shown in Table IV-1, the region's median
home prices have continually escalated since 2000, and are expected to keep rising as
employment increases and land becomes more scarce. The median price for a single-family
home in the Inland Empire has increased from $138,740 to $384,910 in the last five years,
representing a price increase of 186 percent (in inflation -adjusted dollars). The increases in
Riverside and San Bernardino Counties have been stronger than in other Southern California
Counties. However, the median price of a single-family home continues to be significantly
lower in the Inland Empire than in neighboring coastal counties. The median price in Orange
County, was $716,300 in August 2005, more than $330,000 higher. In Los Angeles County,
the median price of $564,340 was $180,000 higher than in Riverside and San Bernardino
Counties.
Given this differential in pricing, it is evident that the Inland Empire housing prices continue
to be more affordable than in other coastal communities. However, the gap between the
Inland Empire and the state seems to be closing. Whereas homes in the Inland Empire used to
be at just over half of the state median, they are now 68 percent of the median in California.
LOCAL HOUSING MARKET
Trends in Median Home Price
Table IV-2 describes the median housing prices for the month of August for all types of
ownership product (including new single-family homes, new condominiums, and resales of
both) in some of the key jurisdictions in Riverside County. As indicated, San Jacinto had a
median home price of $323,000 in August 2005, compared to $390,000 in Riverside County.
The communities of Western Riverside County had slightly lower median prices than other
cities in other parts of the county such as Riverside, Temecula, Winchester, and Corona. The
median in the city of Riverside was nearly the same as the county's, while the median in
Corona was substantially higher at $528,000.
The median price increases from August 2004 to August 2005 have been strong for all of
Riverside County, and particularly for the communities in the San Jacinto Valley. San Jacinto
and Hemet experienced median price increases of 29 percent and 23 percent, respectively,
compared to 16 percent in the county. The median home price in San Jacinto is catching up to
Economics Research Associates IV-2
Development Opportunities in Ramona -Sanderson Corridor
Table IV -I. Median Sales Price Trends in Inland Empire, August 2000-August 2005
Jurisdiction
August August August August August August % Change 2
2000 2001 2002 2003 2004 2005 00-05
Riverside and San Bernardino Counties $138,740 $157,700 $179,910 $228,560 $310,120 $384,910 186.3%
Orange County $323,440 $373,780 $437,360 $523,600 $649,590 $716,300 128.5%
Los Angeles County $229,200 $249,590 $300,980 $374,720 $455,590 $564,340 154.111/0
California $255,580 5276,590 $334,100 $404,870 $474,370 $568,890 129.7%
Inland Empire as%orState 54.3% 57.0% 53.8% 56.5% 65.4% 67.7%
Based on closed escrow sales of single-family, detached homes only (no condos).
2 Inflation -adjusted increase in median single-family home price.
Source: California Association of Realtors.
Table IV-2. Nome Sale Activity in Western Riverside County, Year End 2004 t
Jurisdiction
Units sold Median Price Median Price
Price Change
2004 2004 2003 $
Western Riverside County
San Jacinto
1lemet
Perris
Moreno Valley
997 $242,000 $175,000 $67,000 38.3%
2,740 $237,000 $178,182 $58,818 33.0%
1,717 $258,000 $185,000 $73,000 39.5%
4,876 $270,000 $106,500 $73,500 37.4%
Other Cities
Riverside 6,596 53(15,000 $238,000 $67,000 28.2%
Corona 4,752 $435,000 $332,000 $103,000 31.0%
Temecula 3,669 $407,000 $310,750 $87,25(I 27.3%
Winchester 721 $393,500 $295,000 $98,500 33.4%
Riverside County 53,854 $320,000 $250,000 $70,000 28.0%
San Jacinto as % of County 1.9%
75.6%
70.0% 95.7%
Reporting resale or single family residences and condos as well as new homes and condos,
Source: Dataquiek information Systems, 2004.
Economics Research Associates
Report. 10.2.2005
Development Opportunities in Ramona -Sanderson Corridor
1V-3
the county. Whereas the median price in San Jacinto in 2004 was about 75 percent of the
median in the county, it is now at 83 percent, reflecting the closing gap between San Jacinto's
and the county's housing prices.
Similar trends can be observed with annual sales price increases in 2003 and 2004, as seen in
Table IV-3. In San Jacinto, nearly 1,000 housing units were sold in 2004, representing less
than two percent of total sales in the county. .The median price for all home sales (including
resales) in San Jacinto increased from $175,000 in 2003 to $242,000 one year later,
representing a price difference of 38 percent, compared to 28 percent in the county. Similar
increases in median prices occurred in other Western Riverside County communities.
Table IV-3. Home Sale Activity in Western Riverside County, August 2005'
Jurisdiction
Units sold Median Price Median Price Price Change
August 2005 August 2005 August 2004 $
Western Riverside County
San Jacinto 180 $323,250 $250,000 $73,250 29.3%
Hemet 293 $307,000 $249,000 $58,000 23.3%
Perris 250 $340,000 $260,000 $80,000 30.8%
Moreno Valley 509 $359,000 $237,000 $72,000 25.1%
Other Cities
Riverside 702 $390,000 $320,000 $70,000 21.9%
Corona 543 $528,000 8450,000 $78,000 17.3%
Temecula 319 $470,000 $410,000 $60,000 14.69%0
Winchester 74 $444,250 $415,250 $29,000 7.0%
Riverside County 5,610 $389,500 $335,000 $54,500 16.3%
San Jacinto as % of County 3.2% 83.0% 74.6% 134.4%
Reporting resale of single family residences and condos as well as new homes and condos.
Source: Dataquick Information Systems, 2004.
Projects in Planning and Construction
According to the City of San Jacinto, there are numerous housing development projects in
planning and construction phases throughout the city. Table IV-4 outlines the number of
housing units in the various stages of development in the Gateway Area and in the overall
city. As shown, there are approximately 8,700 units in planning stages and 3,280 units in
construction currently, for a total of almost 12,000 units citywide. ERA estimates that
approximately 60 percent of the units planned will be completed between 2005 to 2010,
Economics Research Associates
Report. 10.2.2005
Development Opportunities in Ramona -Sanderson Corridor
IV-4
representing over 5,200 units. When added to the units currently in construction, ERA
estimates that San Jacinto will have 8,500 new homes by 2010.
Table IV-4. Housing Units in Planning and Construction in San Jacinto, 2005.
Units in Total Housing
Planned Housing Unit Development I Planned Units Construction Units
Gateway Area 525 0 525
Other Areas 8,170 3,280 11,450
Total San Jacinto 8,700 3,280 11,980
Percent to be completed 2005-10 (estimate) 60% 100% 71%
Total units built 2005-10 (estimate) 5,220 3,280 8,500
'Units in planning and construction based on City of San Jacinto's tentative maps dated August 2005.
Source: City of San Jacinto; Economics Research Associates.
DEMAND ANALYSIS
Housing demand is currently very strong in San Jacinto Valley, and the number of residential
units permitted in San Jacinto has just this past year exceeded the number in Hemet for the
first time since 1999. In the previous section ERA estimated that the city will have demand
for 22,250 units over the next 20 years. During the next few years, demand will continue to
be for single-family units. However, as land becomes scarcer and the San Jacinto achieves a
higher degree of urbanization, town houses, condominiums and apartments will 'become more
popular. ERA's estimated housing demand distribution by product type is presented in Table
IV-5. The issue in the Ramona -Sanderson Corridor is the risk of strong. single-family housing
demand pre-empting other land uses important to the community's future in terms of jobs,
taxes and a unique sense of place.
Table IV-5. Projected Distribution of Housing Demand by Product Type
2005-10 2010-15 2015-20 2020-25 2005-25
Number housing units added annually
1,700 1,300 950 500 4,450
Total new housing units 8,500 6,500 4,750 2,500 22.250
Single Family Percentage 95% 88% 80% 68% 87%
Townhouse Percentage 5% 9% 13% 18% 9%
Multi Family Percentage 0% 3% 7% 14% 4%
Single Family Detached Units 8.075 5.720 3,800 1,700 19,295
Townhouses 425 585 618 450 2,078
Apartments or Condominiums 0 195 333 350 878
Source: ERA
Economics Research Associates
Report. 10.2.2005
Development Opportunities in Ramona -Sanderson Corridor
IV-5
SECTISN V.
FFICE AND L'SINESS PARK DEVELOPMENT POTENTIAL
This section describes the local and regional office and industrial real estate markets, and
estimates current and future demand for office and business park development in San Jacinto
and the Ramona -Sanderson Corridor.
REGIONAL OFFICE MARKET
Inland Empire Region
The inland Empire office market is strong due to a combination of low interest rates,
relatively low cost of land, and an abundance of reasonably priced labor. Commercial
development in the region has increased rapidly to keep pace with the explosion in population
growth, which has generated demand for all types of goods and service in the region. Office,
medical, and industrial condominium development have increased in popularity in the
southwest subregion of the Inland Empire, where land costs have increased by about 30 to 40
percent in the last year.1
In the multi -tenant office sector, the vacancy rate is currently three percent (with a range of
two to four percent in the last year). Class A buildings have asking gross lease rates ranging
from $2.20 to $2.75 per square foot per month, which is similar to lease rates in the San
Francisco Financial District. The most recent reports by real estate brokers indicate that the
Inland Empire regional office market is the second tightest market in the country, and 2.5
million square feet of space is planned for construction.
The cities of Riverside, San Bernardino, and Corona are experiencing a great deal of office
construction. According to CB Richard Ellis, there were three major office projects
completed in the second quarter of 2005, including one Class A building and two Class B
buildings, for a total of over 108,000 square feet in San Bernardino. Other projects in
construction include Canyon Crossing Corporate Center in Riverside, Brier Business Center
in San Bernardino, and Lakeview Center and Airport Corporate Center in Ontario. The
Grove, a new 350,000-square-foot office campus located in the Hunter Business Park of
Western Real Estate Business, "Market Highlight" August 2005.
Economics Research Associates Project 16070 V-1
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Riverside will be completed in 2007, and will become the largest new office campus in that
city. There is reportedly over 1.5 million square feet of speculative Class A office space
under construction in the city of Riverside.
Riverside County
In 2005, the total office inventory in Riverside County was 18.2 million square feet (see
Table V-1). About 17.1 million square feet was occupied, representing a vacancy rate of 6.2
percent. From 2000 to 2003 the vacancy rates remained at about six to seven percent. Then in
2004 the regional office vacancy rate turned upward slightly to reach 8.3 percent as new space
came onto the market. In the last year, with strong absorption the vacancy rate has come
down again to about six percent.
When averaged over the preceding five years, office absorption (net increase in occupied
space) in Riverside County has averaged 469,000 square feet annually. The 2003 absorption
was only 193,000 square feet; but by 2004 it had climbed to 722,000 square feet. Over the
past four quarters, absorption totaled 820,000 square feet. The Riverside County office
market is clearly heating up; however, it has not yet reached San Jacinto.
According to Costar, a proprietary data source, San Jacinto's current office inventory totals
only 128,000 square feet, a negligible share of the regional market (Table V-2). There are no
vacancies, and there has been little construction in the last few years. The only new office
project that ERA was able to uncover is a 28,000-square-foot building currently in
construction at the corner of Seventh and State.
INDUSTRIAL/FLEX MARKET
ERA also reviewed the industrial/flex market in Riverside County to assess the potential
demand for flex and light industrial space in San Jacinto. As indicated in Table V-3,
Riverside County currently has about 3.9 million square feet of flex space, of which 11
percent is vacant. Over the last five plus years, average annual absorption was 91,000 square
feet. Total absorption for the first two quarters of this year was 16,000 square feet. Riverside
County has substantial warehouse development, but limited industrial/flex or research and
development (R & D) space. The City of San Jacinto is not interested in the development of
warehouse distribution use, and the demand for such use is not covered in this report. The
average lease rate for industrial/flex space is now approximately $10.69 per square foot, triple
net.
Economics Research Associates Project 16070 V-2
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Table V-1. Total Existing Office Space in Riverside County
Total Total Total
No. of Total Total Vacancy Total Vacant Vacant Occupied Total Net Average
Period Bldgs RBA Vacancy % Available Avail % SF Absorption Rate (fs)
2000 1 Q 991 15,712,338 1,193,840 7.6% 1,175,301 7.5% 14,518,498 262,530 $ 15.24
2000 2Q 992 15,754,788 959,429 6.1% 963,077 6.1% 14,795,359 276,861 $15.28
2000 3Q 994 15,773,738 1,013,473 6.4% 886,462 5.6% 14,760,265 (35,094) $15.10
2000 4Q 995 15,777,508 981,759 6.2% 852,794 5.4% 14,795,749 35,484 $15.30
2001 1 Q 999 15,888,600 966,444 6.1% 884,796 5.6% 14,922,156 126,407 $15.73
2001 2Q 1,003 16,1 14,720 1,253,846 7.8% 1,144,763 7.1% 14,860,874 (61,282) 816.5 1
2001 3Q 1,004 16,127,102 1,191,422 7.4% 1,023,607 6.3% 14,935,680 74,806 $16.23
2001 4Q 1,007 16,170,246 1,168,892 7.2% 1,017,454 6.3% 15,001,354 65,674 $17.07
20021Q 1,017 16,296,028 1,021,878 6.3% 949,409 5.8% 15,2'74,150 272,796 $17.54
2002 2Q 1,017 16,296,028 1,069,545 6.6% 989,306 6.1% 15,226,483 (47,667) $17.65
2002 3Q 1,019 16,365,726 1,026,962 6.3% 941,92'7 5.8% 15,338,764 112,281 $17.67
20024Q 1,023 16,526,084 1,156,051 7.0% 1,051,120 6.4% 15,370,033 31,269 $18.22
20031Q 1,026 16,583,034 1,097,302 6.6% 991,3'70 6.0% 15,485,732 115,699 $18.56
2003 2Q 1,027 16,595,431 1,073,478 6.5% 991,458 6.0% 15,521,953 36,221 $19.75
2003 3Q 1,030 16,704,924 1,155,478 6.9% 1,154,083 6.9% 15,549,446 27,493 $20.05
2003 4Q 1,034 16,840,189 1,276,879 7.6% 1,194,100 7.1% 15,563,310 13,864 $20.58
20041Q 1,040 16,928,406 1,337,447 7.9% 1,187,148 7.0% 15,590,959 27,649 $21.33
2004 2Q 1,060 17,197,140 1,433,049 8.3% 1,204,506 7,0% 15,764,091 173,132 $21.75
2004 3Q 1,064 17,260,940 1,126,199 6.5% 929,796 5.4% 16,134,741 370,650 $21.71
2004 4Q 1,067 17,308,704 1,023,870 5.9°Ao 845,412 4.9% 16,284,834 150,093 $21.81
2005 1Q 1,079 17,530,091 1,054,533 6.0% 848,736 4.8% 16,475,558 190,724 $22.58
2005 2Q 1,087 17,703,994 985,093 5.6% 878,228 5.0% 16,718,901 243,343 $22.35
2005 QTD 1,112 18,240,058 1,129,826 6.2% 973,582 5.3% 17,110,232 235,931 $22.45
Source: CoSlar
Economics Research Associates Project 16070 V-3
Market Assessment and Economic Development Strategics for the Ramona -Sanderson Corridor
Table V-2. Total Existing Office Space in San Jacinto
Period
Total 'Total Total
No. of Total Total Vacancy Total Vacant Vacant Occupied 'Total Net Average
Bldgs RBA Vacancy % Available Avail'% SF Absorption Rate (fs)
2000 I Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2000 2Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2000 3Q 16 128,354 0 0.0% 0 0.0% 128,354 0 -
2000 4Q 16 128,354 0 0.0% 0 0.0% 128,354 0 -
2001 IQ 16 128,354 12,800 10.0% 12,800 10.0% 115,554 (12,800) $9.00
2001 2Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 1,300 $9.00
2001 3Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 0 $9.00
2001 4Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 0 $9.00
20021Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 0 $9.00
2002 2Q 16 128,354 11,500 9.0% 11,500 9.0% 116,854 0 $9.00
2002 3Q 16 128,354 7,100 5.5% 7,100 5.5% 121,254 4,400 $9.00
2002 4Q 16 128,354 7,100 5.5% 7,100 5.5% 121,254 0 $9.00
20031Q 16 128,354 0 0.0% 0 0.0% 128,354 7,100 $9.00
2003 2Q 16 128,354 0 0.0% 0 0.0% 128,354 0 -
2003 3Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2003 4Q 16 128,354 0 0.0% 0 0.0% 128,354 0
20041Q 16 128,354 2,800 2.2% 2,800 2.2% 125,554 (2,800) $7.80
2004 2Q 16 128,354 2,800 2.2% 1,400 l.l% 125,554 0 $7.80
2004 3Q 16 128,354 1,400 l.l% 0 0.0% 126,954 1,400
2004 4Q 16 128,354 0 0.0% 0 0.0% 128,354 1,400
20051Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2005 2Q 16 128,354 0 0.0% 0 0.0% 128,354 0
2005 QTD 16 128,354 0 0.0% 0 0.0% 128,354 0
Source: CoStar
Economics Research Associates Project 16070 V-4
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Table V-3. Total Existing Flex Space in Riverside County
Period
Total Total Total
No. of Total Total Vacancy Total Vacant Vacant Occupied Total Net Average
Bldgs RBA Vacancy % Available Avail % SF Absorption Rate (fs)
2000 IQ 150 3,431,533 389,178 1 I.3% 379,178 11.0% 3,042,355 19,325 $4.37
2000 2Q 151 3,444,645 371,763 10.8% 3'71,763 10.8% 3,072,882 30,527 $5.45
2000 3Q 151 3,444,645 274,524 8.0% 253,206 7.4% 3,170,121 97,239 $5.76
2000 4Q 151 3,444,645 235,838 6.8% 225,422 6.5% 3,208,807 38,686 $5.65
2001 IQ 152 3,450,812 257,730 7.5% 201,251 5.8% 3,193,082 (15,725) $5.92
2001 2Q 152 3,450,812 338,163 9.8% 213,569 6.2% 3,112,649 (80,433) $6.84
2001 3Q 153 3,483,584 265,254 7.6% 161,848 4.6% 3,218,330 105,681 $5.96
2001 4Q 156 3,502,453 165,660 4.7% 157,591 4.5% 3,336,793 118,463 $6.18
20021Q 160 3,570,847 199,612 5.6% 166,991 4.7% 3,371,235 34,442 $6.64
2002 2Q 162 3,620,833 310,180 8.6% 269,336 7.4% 3,310,653 (60,582) $7.41
2002 3Q 163 3,625,1 17 281,954 7.8% 232,508 6.4% 3,343,163 32,510 $7.95
2002 4Q 165 3,651,915 299,266 8.2% 273,378 7.5% 3,352,649 9,486 $8.49
2003 1 Q 168 3,675,915 359,368 9.8% 311,370 8.5% 3,316,547 (36,102) $9.15
2003 2Q 170 3,696,915 398,085 10.8% 346,881 9.4% 3,298,830 (17,717) $9.41
2003 3Q 170 3,696,91.5 323,647 8.8% 228,283 6.2% 3,373,268 74,438 $9.48
2003 4Q 170 3,696,915 229,800 6.2% 234,232 6.3% 3,467,115 93,847 $9.50
2004 1 Q 170 3,696,915 259,308 7.0% 229,717 6.2% 3,437,607 (29,508) $9.77
2004 2Q 174 3,736,570 238,351 6,4% 191,713 5.1 % 3,498,219 60,612 $9.93
2004 3Q 174 3,736,570 202,556 5.4% 174,713 4.7°/u 3,534,014 35,795 $ 10.29
2004 4Q 175 3,765,070 169,203 4.5% 152,802 4.1 % 3,595,867 61,853 $10.52
2005 IQ 184 3,847,1 15 216,021 5.6% 183,191 4.8% 3,631,094 35,227 $10.90
2005 2Q 189 3,939,547 410,692 10.4% 388,432 9.9% 3,528,855 (102,239) $10.90
2005 QTD 192 3,983,239 438,661 11.0% 422,936 10.6% 3,544,578 15,723 $10.69
Source: CoStar
Economics Research Associates Project 16070 V-5
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
SELECTE
t
BUSINESS PARKS IN REGISN
There are only a few Class A business parks in the Inland Empire. The following is a
description of selected office and business parks in this region.
Crossroads Corporate Center, Murrieta
Crossroads Corporate Center in Murrieta, located on the 1-215 freeway, has recently
completed. the construction of its first phase. The overall development will consist of four
buildings for a total of 273,000 square feet upon completion. Phase I is a 78,000 square -foot,
four-story building, which is expected to be fully leased in the near future. Phase II, another
similarly sized building, will breaking ground shortly.
Hanle r nusiuess Park, Riverside
Riverside's Hunter Business Park is located at the interchange of I-215 and SR 60, with rail
access also available from the UPS? and BNSF lines. The park has a mixture of traditional
industrial tenants and new high tech businesses.
According to the City of Riverside Economic Development department, the business park has
been successful due to several factors:
• Existence of strong industrial base.
• City's own public utility department, offering incentive for new, expanding, and
relocating businesses.
• Location within the Agua Marisa Enterprise Zone, which offers valuable tax incentives
by the state and city.
• Major freeway interchanges offering access to I-215, SR-60, and SR-91, with
proximity to I-15.
• Presence of a major university, University ofCalifomia, Riverside.
Located within the Hunter Business Park, the 56-acre University Research Park is designed
for R&D and technology -based manufacturing businesses. The park was established by a
partnership between the City of Riverside, the County of Riverside, and the UC Riverside.
The business park is located in proximity to the university, and is able to attract high
technology tenants partly due to this relationship. Among the tenants of University Research
Economics Research Associates Project 16070 V-6
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Park are software companies Q Motions, Surado Solutions, and biotechnology firms such as
Centrum Analytical Laboratories and Encore Pharmaceuticals. Monthly lease rates at Hunter
Business Park range from $0.40 per square foot for industrial uses to about $2.00 per foot for
office uses.
Commereenter/Tri-City, San Bernardino
The Tri-City Corporate Center is a 153-acre multi -use office park located in San Berardino,
at the junction of I-10 and 1-215. The park includes a variety of tenants, including 120
businesses and retailers. There are three Class A office buildings, four single -story research
and development buildings, and a transportation center for the Burlington Northern Santa Fe
Railroad. Currently, there is 2.5 million square feet of office space at the center, with a
vacancy rate of 15.6 percent. Lease rates are approximately $1.75 SF/month.
New transactions signed in 2005 include a 10-year contract with the Art institute of California
for 33,600 square feet, as well as, a lease for 87,000 square feet with Northrop Grumman
Missile Systems.
According to CB Richard Ellis, the Commercenter/Tri-City submarket has a current vacancy
rate of 13 percent, with a lease rate of $1.77 per square foot (also the average lease rate in the
Inland Empire overall) . The submarket has 2,388,579 square feet of office space, of which
Tri-City Corporate Centre accounts for 812,131 square feet - 34 percent of the submarket.
The newest buildings, the 114,000-square-foot Vanderbilt Plaza and the 86,000-square-foot
Three Carnegie Plaza, feature dramatic lobbies, state-of-the-art computer controlled HVAC,
and parking ratios of 4:1000. To meet the continued demand, a 72,000-square-foot three-story
building with 8.5:1000 parking will be delivered in 2006.
Empire Towers, Ontario
Empire Towers is a premier office campus development that will ultimately contain
approximately 500,000 square feet of Class "A" office space in multiple buildings. The
campus features pedestrian pathways, secluded seating areas, fountains and artwork.
Adjoining the project to the east is an extensively landscaped plaza encompassing over seven
acres.
Economics Research Associates Project 16070 V-7
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
The plaza includes two large water features that are connected by an elevated waterway.
Pedestrian pathways, seating areas and sculptured landscaping surround each of the water
features.
There are currently three Class A buildings completed in the complex, Empire Towers I, a
nine -story building with 180,0000 square feet; Empire Towers II, a three-story building with
70,000 sf, and Empire Towers III, a three-story building with 75,000 square feet of space.
Lease rates are currently $2.05 FSG.
DEMAND ANALYSIS
ERA estimated future employment -based demand for office and flex space in Riverside
County.
Table V-4 summarizes the projected employment changes for Riverside County from 2005 to
2015 and from 2015 to 2025, based on official SCAG estimates. According to SCAG, a total
of 238,000 new jobs will be generated in the 2005 to 2015 period. A significant amount of
the increase will occur in services, retail trade, and construction. ERA applied a percentage to
each of the employment sectors that would be likely to occupy office or flex/industrial space.
For example, ERA estimated that 72 percent of new manufacturing jobs would occupy light
industrial space, while about 95 percent of new finance, insurance and real estate (FIRE)
employees would occupy office space. Given these estimates, ERA calculated the number of
new employees that would demand office or light industrial/flex space from each of the
sectors from 2005 to 2025. The results show that from 2005 to 2015, about 29,400 new
employees will need to be housed in industrial/flex space, while 38,200 new employees will
demand office space. From 2015 to 2025, an additional 30,200 employees will require new
flex/industrial space and 30,700 new employees will demand office space.
Table V-5 presents the demand model used to calculate the amount of square footage of
office and flex space that will be needed to meet the additional demand from new
employment in various sectors in Riverside County. The model incorporates the following
assumptions:
• Each office employee will occupy about 250 square feet, while each light
industrial/flex employee will require 400 square feet.
• In market equilibrium, newly constructed office and light/industrial buildings will
have an occupancy rate of 95 percent.
Economics Research Associates Project 16070
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
V-8
Table V-4, Employment Generated Demand for Office, Industrial & Flex Space in Riverside County
Total Construe- Idianufac- Wholesale Retail
Demand for Office Space 2005-2015 Employment tion taring TCUI Trade Trade FIRE2 Services
lncrcase in Employment 2005-2015 238,465 29,606 13,811 5,444 5,273 52,337 8,275 1 1 1,639
Demand for Employment Space
'90 Using Light Industrial/Flex' -- 5.0% 72.0% 15.0% 0.0% 0.0"/o 5.0"/o 15.0%
Using Office - 5.0% 3.0% 10.0% 0.0% 0.0% 95.0% 25.0%
Employment Using Light Industrial/ Flex 29,400 1,480 9,944 817 0 0 414 16,746
Employment Using Office 38,210 1,480 414 544 0 0 7,861 27,910
Total Construe- Manufac- Wholesale Retail
Demand for Office Space 2015-2025 Employment tion turing TCU Trade Trade FIRE Services
Increase in Employment 2015-2025 228,297 29,270 20,229 6,672 7,471 48,521 6,922 85,615
Demand for Employment Space
°/, Using Light Industrial/Flex
% Using Office
Employment Using Light Industrial/ Flex
Employment Using Office
5.0%
5.0%
72.01'/ 15.0%
3.0% 10.0%
0.0%
0.0%
0.0%
0.0%
5.0% 15.0%
95.0% 25.0%
30,218 1,464 14,565 1,001 0 0 346 12,842
30,717 1,464 607 667 0 0 6,576 21,404
'Transportation, Communications, Utilities
2 Finance, Insurance, Read Estate
Includes employment in manufacturing, TCU sectors, but excludes heavy industry, distribution centers, warehouses, etc.
Source: Southern California Council of Governments; ERA.
Economics Research Associates Project 16070 V-9
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Table V-5. Estimated Potential Demand for Office and Business Park Development in San Jacinto and Ramona -Sanderson Corridor
2005-2015 2015-2025 2005-2025
Change in Employment in Riverside County
Demand for Employment Space
Employment Using Light Industrial/Flex 29,400
Employment Using Office 38,210
Total Net Occupied Employment Space (sq.ft.):
Industrial @ 400 sf per employee
Office @ 250 sf per employee
Total Net Employment Space (sq.ft.):
Industrial (95% occupancy)
Office (95% occupancy)
San Jacinto Share of Riverside County (°/o)
Light Industrial/Flex 5-% 7% 6%
Office 8% 10% 9%
Total Potential Leasable Space in San Jacinto (sq. ft.)
Leasable Light Industrial/Flex Space 618,956 890,622 1,509,578
Leasable Net Office Space 804,422 808,348 1,6 12,770
Gross Office/Business Park Land Area in San Jacinto (sq. ft.)
Gross Light lndustrial/Flex Space (FAR @0.3) 2,063,187 2,968,740 5,03],927
Gross Office Space (FAR @ 0.3) 2,681,406 2,694,493 5,375,899
Allowance for Local Circulation/ Amenities @ 30% Gross Space (sq.ft.)
Allowance Light Industrial/Flex Space 618,956 890,622 1,509,578
Allowance Office Space 804,422 808,348 1,612,770
Total Potential Office/Business Park Development in San Jacinto (sq.ft.)
Light Industrial/Flex Development Potential
Office Development Potential
Total Estimated Commercial Development Potential in San Jacinto
Total Potential Office/Business Park Development in San Jacinto (acres)
Light lndustrial/Flex Development Potential 62 89 150
Office Development Potential 80 80 160
142 169
238,465 228,297 466,762
30,218 59,618
30,717 68,927
11,760,168 12,087,012 23,847,180
9,552,508 7,679,305 17,231,813
12, 379,124 12,723,171 25,102,295
10,055,2.71 8,083,479 18,13 8,750
2,682,144 3,859,362 6,541,505
3,485,827 3,502,841 6,988,668
6,167,971 7,362,203 13,530,173
Total Estimated Office/Bus. Park Development Potential in San Jacinto
Ramona -Sanderson Corridor Share of San Jacinto (°/)
Light Industrial/Flex Share
Low
High
Office Share
Low
High
Demand Range for Office/Business Park in Ramona -Sanderson (acres)
Light Industrial/Flex
Low
High
Office
Low
High
Total Office/Bus. Park Development Potential in Ramona -Sanderson (acres)
311
50% 55% 53%
60% 658o 63%
45% 55% 50%
55% 65% 60%
31 49 80
37 58 95
36 44 80
44 52 96
160 to 191
Economics Research Associates Project 16070
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
V-10
• Total employment space needed to meet the new demand is the product of the new
jobs generated utilizing light/industrial or office space and the average space allocated
to the office and industrial employee.
• An estimated market capture rate was applied for the city of San Jacinto as a share of
the total office demand generated in Riverside County, resulting in the potential square
footage of office and light industrial/flex space demand for the city.
• The office/light industrial square footage demand is then divided by the average floor
area ratio to estimate gross square foot demand. In this case, ERA applied an FAR cf
0.3.
• An allowance for local circulation and amenities of 30 percent was applied to
determine gross acreage demand.
• rrom the total potential gross demand for office and business park development in San
Jacinto, a "high" and "low" market capture rate was applied for the Gateway Area to
estimate the potential acreage demand for the project area.
Based on this model, ERA estimated that San Jacinto could potentially capture approximately
142 acres of office/business park development from 2005 to 2015 and an additional 169 acres
of office/ business park development in the 2015 to 2025 period. The total for the next 20
years would be 311 for the city as a whole.
From this total, ERA estimated a range of between 67 to 81 acres of potential business park
development in the Gateway Area from 2005 to 2015, and 93 to 110 acres of new business
park development from 2015 to 2025 in the project area. The estimated office/business park
acreage demand for the Gateway Area is therefore 160 to 191 acres.
Medical Campus
In addition to the business park demand potential presented in the above model, ERA also
reviewed the potential for a medical campus locating in the San Jacinto Valley. With the
regional access afforded by the new freeway interchange, and the growing local population,
the Valley will become significantly more attractive to large medical institutions. The city of
Riverside has experienced growth in its biomedical and pharmaceutical supply industries in
recent years, as more of these companies have become interested in locating in the Inland
Economics Research Associates Project 16070 V-11
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
Empire due to lower costs, existence of good educational institutions, and the access to the
regional market. As large parcels of land in the city of Riverside becomes more scarce, it will
become increasingly difficult for a large campus such as a medical facility to locate there. We
understand a major health service provider is currently seeking a 50-acre parcel to locate a
medical campus including hospital and medical office buildings possibly in the San Jacinto
Valley. The City of San Jacinto should move strategically to ensure this medical complex has
the opportunity to locate within the Gateway Area.
Economics Research Associates Project 16070 V-12
Market Assessment and Economic Development Strategies for the Ramona -Sanderson Corridor
SECTION VI.
RETAIL !fEVEL•PMENT POTENTIAL
TAXABLE RETAIL SALES
San Jacinto
The taxable retail sales trends for the city of San Jacinto are outlined in Table VJ-1. As
indicated, total retail sales have been growing in the city since 1993. In 2003, total retail sales
were approximately S75 million. Sales were distributed into various retail categories, with the
greatest share in service stations, eating and drinking facilities, grocery stores, and other retail
store types. San Jacinto's taxable retail sales composed only 0.3 percent of the county's total
retail sales.
On a per capita basis, San Jacinto's retail sales were under $4,000 in 2003, signaling a great
deal of leakage of sales to other neighboring communities, including Hemet, Moreno Valley,
Temecula, and others.
Hemet
Hemet's taxable retail sales are significantly more robust than San Jacinto's, as shown in
Table VI-2. In 2003, Hemet's taxable sales totaled $686 million. Total sales have increased
steadily since 1993 at an annual rate of over six percent. Hemet's sales comprise about three
percent of Riverside County's retail sales.
The presence of auto dealers in Hemet has contributed substantially to taxable retail sales in
the city. In 2003, auto dealers made up 30 percent of total sales tax revenue, bringing in $203
million in taxable sales. Other important retail categories included general merchandise and
drugstores (25 percent), and food and beverage (10 percent).
Riverside County
In Riverside County, taxable sales in 2003 were over $16 billion, as shown in Table VI-3.
Taxable sales revenue has been growing at an average annual rate of nine percent since 1993.
The most important retail segments in Riverside County are auto dealers and supplies (23
percent), general merchandise and drugstores (17 percent), and other retail stores (13
percent).
Economics Research Associates VI- I
Development Opportunities in Ramona -Sanderson Corridor
Table VI-1. City of San Jacinto Taxable Retail Store Sales
('I1 ousmds of Dollars)
Rate of
1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 Growth
Apparel Stores $129 $81 $143 n/a n/a rr/a $85 $172 $273 $344 $502 14.55%
Gen. Merchtuxlise & Drug 541 704 585 423 439 387 1,464 1,922 2,038 2,084 n/a 14.44%
Food Stores 7,341 9,437 10,055 10,162 10,561 10,471 9,989 10,549 11,180 11,629 13,420 6.22%
Eating & Drinking ('laces 6,559 6,642 8,093 8,613 8,492 8,702 9,598 11,016 11,462 12,993 16,457 9.64%
Furnishing & Appliances 1,990 2,068 1,695 1,877 1,490 1,363 1,821 1,600 1,647 1,630 1,487 -2.87%
Bldg Materials & Faun Epnt 4,875 3,471 4,030 5,404 4,009 3,654 3,791 3,351 3,227 3,793 3,910 -2.18%
Auto Dealers & Supplies 3,421 4,259 5,059 4,276 3,949 4,696 4,652 4,895 4,512 4,031 5,748 5.33%
Service Stations 12,134 10,706 10,663 11,505 12,738 13,845 17,768 18,868 19,807 18,912 22,474 6.36%
Other Retail Stores 7,987 6,728 6,262 5,622 4,858 5,290 6,488 6,758 6,818 8,038 11,040 3.29%
Total City of San Jacinto
Annual Growth
544,977 $44,096 $46,585 $47,882 $46,536 $48,408 $55,656 $59,131 561),964 $63,454 $75,038 5.25%
-2.0% 5.6% 2.8%-2.8'%" 4,0'% 15.0'%u 6.2% 3.1'/° 4.I% 18.3"/"
Total Riverside County $6,716,703 $7,131,216 $7,435,414 $8,003,051 $8,508,010 $13,140,854 $I5,076,945 $16,979,449 $18,231,555 $19,498,994 $21,709,135 $6,288,751
Share or County
0.7% 0.6% 0.6% 0.6"A 0.5"/0 0.4% 0.4% 0.3% 0.3"A 0.3% 0.3% 0.0%
Suurce: Calitimria Board or Equalization, Research & Statistics
Economics Research Associates V1-2
Development Opportunities in Ramona -Sanderson Corridor
Table VI-2. City of I lenret Taxal,Ie Retail Stare Saks
(Thousands of Dollars)
Rate of
1993 1994 1995 1996 1997 1998 1999 2000 2001 2102 2003 Growth
Apparel Stores $8,532 $7,210 $7,054 $7,152 $6,895 $7,688 $8,623 $8,921 $9,679 $9,987 $10,146 l 6%
Gen. Merchandise & Drug $93,837 $101,067 $107,286 $108,279 $114,031 $123,424 $132,178 $141,368 $154,268 $165,074 $172,750 5.7%
Food Sloes $23,789 $21,256 $20,358 $24,055 $26,666 $26,795 $27,613 $28,877 $30,167 $32,482 $34,732 3.5%
listing & Drinking Places $38,845 $41,552 $43,497 $42,134 $43,083 $46,071 $51,261 $54,206 $57,869 $60,749 $66,717 5.0%
Furnishing & Appliances $6,709 $6,023 $6,127 $6,501 $7,581 $10,081 $11,714 $12,839 $12,730 $14,415 $15,494 7.9%
Bldg Materials & Farm lgmt $15,709 $11,620 $12,483 $15,075 $31,793 $39,387 $51,320 $52,883 $53,005 n/a $73,107 15.0%
Auto Dealers & Supplies $94,267 $99,198 $106,768 $109,279 $109,592 $123,914 $171,993 $21'7,124 $194,446 $212,132 $203,173 7.2%
Service Stations $35,036 $35,891 $33,700 $37,262 $37,856 S32,321 $37,584 845,071 $48,314 $47,255 $58,392 4.8%
Other Retail Stores $30,577 $31,191 $30,802 $30,578 $33,003 $38,380 $45,859 $45,433 845,189 $110,786 $51,036 4.8%
'Total City of I lcnxt $347,301 S355,008 $368,075 $380,315 5410,500 $448,061 $538,145 $606,722 $605,667 $652,880 $685,547 6.4'70
Annual Grovlh 2.2% 3.7% 3.3% 7.9% 9.2% 20.1"/,% 12.7% -0.2% 7.8% 5.0"/°
"Total Riverside County
Sham: of County
S6,716,703 $7,131,216 S7,435,414 $8,003,051 88,508,1110 S9,276,448 $10,685,724 $12,190,474 S13,173,281 S14,25(1,733 S16,030,952 9.1"/o
5.2% 5.0% 5.0%% 4.8% 4.8% 5.0% 5.0%, 4.6% 4.654 4.3% 711.29%
Source: California 13owd of Equalizal ion, Research & Statistics
Economics Research Associates VI-3
Development Opportunities in Ramona -Sanderson Corridor
Table VI-3. Riverside County Taxable Retail Store Sales.
(Thousands or Dollars)
Retail Category
1993 1994 1995 1996 1997 1998 1999 2000 2001 201)2 2003
Apparel Stores $395,084 $406,973 $423,007 $474,384 $488,625 $498,753 $495,945 $538,578 $565,295 $610,388 $746,015
Gen. Merchandise & Drug $1,267,240 $1,350,233 $1,391,979 $1,429,338 $1,498,212 $1,628,149 $185,651 $2,062,738 $2,275,736 $2,459,046 92,671,971
Food Stores $673,556 $658,486 $657,498 $696,627 $734,532 $758,829 $828,641 $889,894 $930,232 $967,171 $1,028,392
Eating & Drinking Places $849,961 $884,970 $919,233 $979,535 $1,030,655 $1,117,921 $1,233,274 $1,364,808 $1,465,467 $1,559,215 $1,713,632
Furnishing & Appliances $267,674 $299,746 $327,517 $337,433 $328,893 $367,812 $447,594 $517,578 $526,083 $594,049 $691,051
Bldg Materials & Farm Equip $584,512 $633,273 $714,133 $709,568 $831,063 $998,256 $1,186,636 $1,366,076 $1,503,737 $1,581,792 $1,868,995
Auto Dealers & Supplies $1,129,747 $1,283,950 $1,387,403 $1,498,842 $1,565,935 $1,824,833 $2,161,678 $2,615,997 $2,924,508 $3,314,133 $3,662,151
Service Stations $739,399 $741,435 $767,675 $835,767 $855,454 $793,252 $983,739 $1,196,693 $1,223,753 $1,249,646 $1,536,240
Other Retail Stores $809,530 $872,150 $846,969 $1,041,557 $1,174,641 $1,288,643 $3,162,566 $1,638,112 $1,758,470 $1,915,293 $2,112,505
Total Riverside County
Annual Growth
96,716,703 $7,131,216 $7,435,414 $8,003,05I $8,508,010 99,276,448 $10,685,724 $12,1'81,474 $13,173,281 $14,250,733 $16,030,952
6.2% 4.3% 7.6% 6.3% 9.0% 15.2% 14.1% 8.1"/0 8.2% 12.5"/0
Source: Cal ilixnia Board oFEqual ization
Economics Research Associates VI-4
Development Opportunities in Ramona -Sanderson Corridor
Per capita sales are presented in Table VI-4 for Riverside County. Overall, total per capita
spending was nearly $10,500 in the county. Per capita spending on retail has grown at an
annual rate of over five percent. Certain sectors, such as farm and building supplies, auto
dealers and suppliers, other retail stores, and furnishings have increased at a greater than
average rate. The growth in categories associated with home improvements (building
supplies and furnishings) supports the corresponding growth in housing construction that has
occurred in the county during the last decade. San Jacinto and Hemet's share of Riverside
County taxable sales are reviewed in Table VI-5.
RETAIL MARKET TRENDS
Inland lErnpird
In the Inland 'empire, the retail market has been very strong as hornebuilding activity
continues at a rapid pace. As one of the fastest growing areas in the country, the Inland
Empire region is quickly being recognized as one of the top retail markets. Total retail_ space
in the region is approximately 85 million square feet. In 2004, about 4.2 million square feet
of retail space were built. In addition, there are approximately three million square feet of
retail slated for completion by the end of the year. Vacancy rates are stable at about 6.25
percent, as the new supply is easily absorbed by retailers. Retail rental rates are
comparatively more affordable than in the Los Angeles and Orange County markets. High
performing stores in new developments achieve rents of about S32 to $40 per square foot.
Community power centers are leasing for approximately S18 per square foot.
Much of the major new retail developments in the Inland Empire have occurred along the
major freeways. 1-15 has new large retail centers planned and under construction at almost
every exit. In Wildomar, a Wal-Mart Supercenter development is planned and scheduled for
completion in mid-2006. Victorville's Pavillion development is an $80 million lifestyle
center planned to open in early 2006, with anchor tenants including Pierl, Linens n Things,
and Michael's stores. Finally, Transcan Development is developing Canyon Crossings at the
I-215 and Highway 60 interchange in Riverside California, which will have 740,000 square
feet of retail space and will be completed late this year.
Western Real Estate Business, "Market Highlight." August 2005.
Economics Research Associates V1-5
Development Opportunities in Ramona -Sanderson Corridor
Table VI-4. Per Capita Retail Store Sales in Riverside County.
1993 1994 1995 1996 1997 1998 1999 21100 2001 2002 2003
Riverside County Population
1,272,180 1,308,032 1,344,894 1,382,796 1,421,765 1,461,833 1,503,029 1,545,387 1,607,197 1,671,4'78 '1,738,331
Per Capita Sales
Apparel Stores $31I $311 $315 $343 $344 $341 $330 $349 $352 $380 $429
Gen. Merchandise & Drug' $1,026 $1.063 $1,066 $1.065 $1,085 $1,147 $127 $1,375 $1,416 $1,576 $1,583
Food Stores $1,588 $1,510 $1,467 $1,511 $1,550 $1,557 $1,654 $1,728 51,736 $1,805 $1,775
Eating & Drinking Plans $668 $677 $683 $708 $725 $765 $821 S883 $912 $970 $986
Famishing & Appliances $210 $229 $244 $244 $231 $252 $298 $335 $327 $370 $398
131dgMaterials & Farm Egmt $459 $484 $531 $513 $585 $683 $789 $884 $936 $984 $1,075
Auto Dealers &Supplies $888 $982 $1,032 $604 $1,101 $1,248 $1,438 $1,693 $1,820 $2,062 $2,107
Service Stations $581 $567 $571 $604 $602 $543 $655 $774 $761 $778 $884
Other Retail Stores $636 $667 $630 $753 $826 $882 $2,104 $1,060 $1,094 $1,192 $1,215
Total Riverside County
Annual Growth
$6,368 $6,490 $6,537 $6,347 $7,049 $7,417 $8,216 $9,080 $9,354 $10,116 $10,451
1.9% 0.7% -2.9% 11.1% 5.2% 10.8% 10.5% 3.0%
8.I%
3.3%
Adjusted line taxable sales by 3'%u to reflect non-taxable drug sales
2 Adjusted taxable sales by 3 limes to reflect total thod store sales
Source: Calilisnia Board ol'Equalizadion, ERA
Economics Research Associates VI-6
Development Opportunities in Ramona -Sanderson Corridor
Table V I-5. SAN JACINTO SHARE OF COUNTY TAXABLE STORE SALES IN 2003
(Thousands of Dollars)
City of City of Riverside San Jacinlo's Share Mulct's Share San Jacinto Valley
San Jacinto Hemet County Of County Of County Share of County
Apparel Stores $502 $10,146 $746,015 0.1% 1.4% 1.4'%0
General Merchandise n/a $I72,750 $2,671,971 n/a 6.5% 6.5%
Food Stores $13,420 $34,732 $1,028,392 1.3% 3.4% 4.7%
Eating & Drinking Places $16,457 $66,717 $1,713,632 1.0% 3.9% 4.9%
Furnishing & Appliances $1,487 $15,494 $691,051 0.2% 2.2% 2.5%
Bldg Materials & Farm &pnt $3,910 $73,107 $1,868,995 0.2% 3.9% 4.1%
Auto Dealers & Supplies $5,748 $203,173 $3,662,151 0.2% 5.5% 5.7%
Service Stations $22,474 $58,392 $1,536,240 1.5% 3.8% 5.3%
Other Retail Stores $11,040 $51,036 $2,112,505 0.5% 2.4% 2.9%
Total Taxable Sales
S75,038 S685,547
$ 1 6,030,952 0.5"Ge
4.3"/" 4.7%
Source: California Board or Equalization
Economics Research Associates VI-7
Development Opportunities in Ramona -Sanderson Corridor
rside County
According to Costar, Riverside County has over 36 million square feet of leasable retail space
currently. The vacancy rate is only 6.8 percent, with available vacant square footage totaling
2.5 million. In the first two quarters of 2005, Riverside County absorbed more than 1.4
million square feet. Average annual absorption from 2000 to 2005 was 877,000 square feet.
Average lease rate in Riverside County is currently S15.34 triple net.
San Jacinto accounted for 96,000 leasable square feet, with a vacancy rate of about 31
percent. Lease rates were comparable to the county, at an average rate of $15.32 triple net.
Average annual absorption from 2000 to 2005 was about 2,900 square feet.
One of San Jacinto's largest retail developments is the 70,000-square-foot Farmer's Corner
mall, which was recently bought by the Roxbury Company of Century City. Tenants at the
mall include the Acapulco restaurant, Tap Daddy's Bar and Grill, and over 30 other specialty
retail stores and restaurants. Unfortunately, since its construction in 1980, the mall has
struggled to attract customers. Some of the mall's lackluster performance is blamed on the
building's design, which was initially intended to be a farmer's market and then was adapted
to a conventional commercial center. In addition to the Farmer's Corner mall, San Jacinto
also has several community shopping centers, a 12-screen movie theater, and several fast food
restaurants.
As indicated in the taxable sales data, neighboring Hemet has a significantly larger share of
the Valley's retail development, mostly concentrated along Florida Avenue. This includes the
Hemet Mali, the regional 250,000-square-foot shopping center anchored by Gottschalk's,
Sears and J.C.Penney, as well as power centers with tenants such as Target, Home Depot,
Lowe's, and others. Both Gottschalks and J.C. Penney have reported sales far beyond those
achieved in other regional centers in Southern California, with demand continuing to grow.
New "sit-down" restaurants have recently been developed along the Florida Avenue corridor
as well. Last year, the new Applebee's restaurant in Hemet achieved revenues far beyond
what had been projected for that location. Similarly, the new Chili's restaurant that opened in
May of this year in the same area has performed beyond expectations to generate more sales
than the restaurants in Temecula and San Diego, with more than four complete turnovers a
day and serving over 1,100 people on weekend days. This performance demonstrates that San
Jacinto is currently under -served in terms of commercial facilities.
Economics Research Associates VI-8
Development Opportunities in Ramona -Sanderson Corridor
PLANNEII DEVELOPMENT IN SAN JACINTO VALLEY
In addition to the recent development in the San Jacinto Valley described above, there are
other new projects in construction and planning stages in Hemet and San Jacinto_ among
these projects in the pipeline in San Jacinto is the Super Walmart development, currently
under construction at the corner of San Jacinto Avenue and Commonwealth. The project is
on a 26-acre site and will contain about 260,000 square feet of retail, including 230,000
square feet for WaiMart, as well as fast-food restaurants, a pharmacy and other supporting
retail.
Currently, Hemet has several projects in the pipeline, including the possible expansion of the
Hemet Mall, and new store openings for major tenants like Marshall's, Petsmart, and Office
Depot on their way to Florida Avenue. There is also a planned project for 60,000 square feet
of mixed use development across from Hemet Mall which would include some retail uses.
DEMAND ANALYSIS
ERA developed a demand model to forecast retail demand in the San Jacinto Valley from
2005 to 2025. The model is built based on the following assumptions:
• In the demand model, we adjusted for the impact of real income growth considering
both macro economic conditions, such as business cycles, and micro economic
changes, such as the homebuilding boom and simultaneous climb in Riverside County
home prices driving up the average income of future residents.
® The aggregate retail demand is then calculated by multiplying the market area
population by the expected per capita retail sales for difference points in time.
Subtracting the 2005 sales from the projected 2015 and the 2015 sales from the 2025
sales calculate the growth in retail demand for the two time periods.
• The sales gain by category is then converted into retail square footage demand by
dividing by an estimated sales per square foot per year factor for each category.
• The retail square footage demand is then divided by an average floor area ratio (FAR)
to estimate gross retail commercial acreage demand. In this case, we applied an FAR
ratio of 0.2.
• We then assigned an estimated market capture rate by retail category for the city of
San Jacinto, resulting in the potential acreage demand in the city.
Economics Research Associates V I-9
Development Opportunities in Ramona -Sanderson Corridor
• We then assigned an estimated "low" and "high" market capture rate by retail category
for the Gateway area based on the captured retail demand in San Jacinto, giving us a
range of potential acreage development in the project area.
This analysis is detailed in Table VI-6 for the 2005 to 2015 time period and Table VI-7 for
the 2015 to 2025 time period.
Based on ERA's model, from 2005 to 2015, there will be demand for an additional 4.3 million
square feet (500 acres) of retail space in the San Jacinto Valley. ERA estimated that the city
of San Jacinto would capture about 29 percent of the demand for new retail space. Therefore,
San Jacinto's share of the new retail development amounts to 147 acres. A significant porticn
of the new development is expected to occur in the Gateway Area. In the low capture
scenario, the Gateway area would capture about 52 percent of total potential development in
San Jacinto. In the high capture scenario, the Gateway area would receive 62 percent of San
Jacinto's future retail development. The range of development occurring in the Gateway Area
in the next ten years is between 114 acres and 136 acres.
From 2015 to 2025, the additional demand for retail space in the San Jacinto Valley will total
almost 5.3 million square feet. The city of San Jacinto's capture of that demand is
approximately 31 percent for this period. Therefore, the total acreage of retail development
captured in San Jacinto is about 187 acres. Of this total, ERA estimated that between 57
percent and 66 percent of the city's future retail development would occur in the Gateway
Area. Based on this estimate, the potential for retail space in the project area from 2015 to
2025 is between 159 to 186 acres.
From 2005 to 2025, San Jacinto's new retail development potential will total 500 acres. The
Gateway Area could potentially capture between 273 to 322 acres of the future demand for
retail space in the city.
Economics Research Associates VI-10
Development Opportunities in Ramona -Sanderson Corridor
Table VI-6. Retail Land Demand Forecast: 2005 to 2015
Trade Area - Cities of San Jacinto and I lenmI (San Jacinto Valley)
Sou Jacinto Valley Popnlalion
Real locume Adjustment
2005 2015 Growth in Demand from 201)5 to 2015
106,585 190,780
1,030 1.384
Trade A rca
San Jachuo Sanderson-Rmnonn
Incremental Low Share of San Jacinto High Share of San Jacinto
Pcr Capita 9'ulnl Market Area Demand Sales Salcs1SF Sq Ft Acres FAR Share of Net Demand Dcmmnd
21)04 ($0110) ($ 000) ($ 000) ($ 000) Trade Area Acreage Share Net Acres Share Net Acres
Apparel Stares 80,429 $47,114 $113,333 $66,219 $225 294,307 34 0.2 25% 8 65% 5 75% 6
Gen. Merchandise & Drug 1.583 $173,808 418,098 2,14,290 250 977,158 112 0.II 30% 34 60% 20 70 % 24
1'4,ot) Stores 1.775 3194,841 468,693 273,852 450 608,560 70 0.2 33% 23 45% IO 55% 13
Eating & Drink log Places 0.986 $108223 260,331 152,108 300 5(17,028 58 0.2 30 % 17 45% 8 55% I0
Furnishing & Appliances 0.398 $43,643 104,983 61,3,10 220 278,820 32 0,2 28% 9 60% 5 70 % 6
Bldg, Materials & Faint Lqurl 1,(175 $118,031 283,934 165,899 275 603,269 69 0.7 30% 21 45"A 9 55% I I
Auto Dealers & Supplies 2.107 $231,279 556,346 325,066 NA 226,575 26 0.2 25% 7 75% 5 85% 6
Service Stations 0,884 .$97,020 233,382 136,363 1300 104,894 12 0.2 30% 4 45% 2 55% 2
Other Retail Stores 1.215 8133,113 320927 187,514 250 750,056 86 0.2 28% 24 45% 11 55% 13
Total Retail Stores
$111.451 81,147,37.5 82,760,926 51,612,651 4,350,667 499 2954, 147 52% 76 62% 91
Allowance 1'ur Service Conuuercinl and En tertainnreni Uses at 20%1
Allowarcc for Circa h,tiun and Access n 30%�
Total Retail Acreage Demand 2(105 to 2015 New to high range)
15 18
23 27
114
136
hrchides service cunwmrri:d uses such as beauty s:dolls, nal bushel's, drycicaners, repair stores, educational and health services, professional and business services, ere.
Includes local streets, ensumeuls, landscaping and entry Ieatirus, etc.
5uunu: Rizxluls; Deltas mud Cculs or Shopping Comers; Economics Research Associates
'ruble V1-7. Retail Land Demand Forecast: 2015 to 2025
"rr.01e Arcs - Cities olSan Jacitlu and I lemel (San Jacinth Valley)
San Jacinto Valley Papilla it
2015 2025
190,780 242,442
Or in Demand ham 21115 l0 2025
Read Income Adjustment 1384 1,860 Trade Area
San Lmitdn
Sanderson -Ramona
Incremental Low Share of San Jacinto Dinh Shore of Son Jacinto
I'cr Capita 'l'ul:d Flarlmt Area Denam,l Sides Sales/$F Sy Ft Acres FAR Share of Net pennant Demand
2°04(0000) 45000) (5000) ($00(1) ''rode Arca Acreage Share Net Acres Share Net Acres
Apparel Shires S0.429 $113,333 $193,555 $80,222 S225 356,542 41 0.2 27% II 70% 8 80% 9
Gun. Mochmndisu & Deg 1.583 416,098 714,045 5295 947 $250 1,183,79(1 136 0.2 30% 41 65% 26 75%0 31
Food Stores 1.775 468,693 800,154 5331761 5450 737247 85 0,2 35'% 30 50% 15 60% 18
Eating & Drink ing Places 0.986 260,331 444,605 5184,274 $300 614,216 71 0.2 33% 23 50% 12 60% 14
Ei nar:king & Appliances 11.398 104,983 179,294 574,31) $220 337,779 39 0.2 30% 12 65 1 8 70% A
Bldg Materials F Farm 8gnd 1 075 283,934 484,914 5200,960 5275 730,838 84 0 2 30% 25 5060 13 60% 15
Aulo Dealers Rc Snppliae 2.1117 556346 950,152 $393,806 NA 274,487 32 0.2 30% 9 75% 7 85% 8
Service Stations 0 864 233382 398,560 5165,198 $1,301 126,978 15 0.2 30% 4 50% 2 60% 3
0(her Relaul Stores 1.215 320,927 549,093 5227,166 $250 908,664 104 0.2 30% 31 50% 16 60s% 19
''utal Retail Slm'c5
5111,451 S2,760,026
Allowance fur Service Comnmrcial and Entertainment Uses al 20' 0 1
Allowance tar Cirenlaiion and Access Gil 30 % n
54,713,692 51,953,666
''ntal Retail Acreage Demand 2015 to 2025 (low to high range)
Teal Retail Acreage Remand 20(15 to 2025 (111w In high range)
5,2711,571 1108
31 % 187 57 % 106 6660 124
21
32
L15H
273
2S
37
186
322
Includes sciatica commercial uses such as: bendy salons, barbershops, dg'deancrs, repair stores, edocatinnal and health services, pmi'essimlal and husiness services, ere.
2
Includes local streets, casements, landscaping and entry Icntnres, Cie.
Snnme. Iin:nnnnucs Resaud, Associates
Big and medium box retailers and automobile dealerships are able to locate on the
south side in accordance to the required parcel depths. Automobile dealerships favor a
long frontage and do not require much parcel depth.
It consolidates the two community dividers, the new Mid County Parkway and the
existing aqueduct, into a single corridor thereby minimizing the number of barriers to
community, cohesion.
It uses the aqueduct to buffer the negative influences of the freeway on the south side
and creates a good separator between the commercial uses on the north side of the Mid
County Parkway and the predominately residential uses oe south side of the
freeway and aqueduct.
places the new Highway 79 and Mid County Parkway interchange, and the
cornrnercial properties around this interchange, further south in'the San Jacinto Valley
and closer to more of the valley population.
The eastern terminus of this Mid County Parkway leads to a strong potential location
for the Town Center —Civic Center complex. The parkway alignment and the location
of the Town Center could be designed so that as a driver approaches from the west, he
or she can see the Town Center at the end of the parkway with the San Jacinto
Mountains serving as a memorable backdrop. It would allow San Jacinto to convey a
sense of place that few newer communities in Riverside County have been able to
achieve. While not in the geographic center of the city, this location for a Town
Center would be easily accessible to San Jacinto residents from the west south and
southeast.
e II-1. Possible Town Center Locations
Economics Research Associates Project No. 16070 II-4
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
but it should certainly include the major properties around the Highway 79 and Mid County
Parkway interchange. The cost of a high quality Specific Plan and EIR is expected to be in
excess of $500,000, and it is fairly common for municipalities to recover that cost from the
property owners or develops as the properties develop. As an alternative, the cost of the
Specific Plan can be part of the residential entitlement for land negotiation.
IMAGES OF A FUTURE SAN JACINTO TOWN CENTER
TT 0'1
ERA
Economics Research Associates Project No. 16070 II-8
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
ERA
Economics Research Associates Project No. 16070 11-9
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
ERA
SECTION HL
EC € NOMIC OUTLOOK AND DEMOGRAPHIC TRENDS
In this section, ERA analyzes the regional economic context for future development potential
in San Jacinto, including employment trends, key industries, and employment forecasts. In
addition, ERA presents an overview of constriction trends and demographics in San Jacinto
and Riverside County, including historical population, race, educational attainment, income,
and population projections.
REGIONAL ECONOMIC OVERVIEW
Riverside County is part of the greater inland Empire economy, which also includes San
Bernardino County. The inland Empire currently employs approximately 1.1 5 :pillion (non-
agricultural employment), a significant increase from 988,000 in 2000.
Riverside County's unemployment rate dropped from a high of 12 percent in 1993 to below
six percent in 2004. As shown in the chart below, Riverside County's unemployment rate
was consistently above the state level until 2002 and has been below the State average since.
Figure III-1. Unemployment Trends in Riverside County.
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
Unemployment Rates in Riverside County and California, 1990-2004
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004
• Riverside County p California
Source: California Employment Development Department; Economics Research Associates, 2005.
Economics Research Associates Project No. 16070 III-1
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
The economy of the Inland Empire is diverse, with employment distibuted among many
industry sectors. The chart below illustrates the current industry mix in the Inland Empire:
Figure I1I-2. Inland Empire Employment by Industry.
Government
18%
Other Services
3% Wholesale Trade,
Transportation and
Utilities
9%
Employment in Inland Empire, 2004
Natural Resources and
Construction
10% Manufacturing
10%
Advanced Services
32%
information and
L_ Financial Activities
5%
tail Trade
13%
Source: California Employment Development Department; Economics Research Associates, 2005.
As shown, the largest labor markets are in advanced services including professional and
business services, educational and health services, and hospitality and leisure services (32
percent), government (18 percent), retail trade (13 percent), and manufacturing (10 percent).
Inc. Magazine ranked the Riverside -San Bernardino metropolitan area as the 6tbest place for
doing business in the country in 2005. The ranking was based on personal income data and
employment growth trends. According to the U.S. Bureau of Economic Analysis, personal
income in the Inland Empire has grown at a rate of five percent annually, well above most
metropolitan areas. Due to a combination of relatively lower land costs, availability of land,
skilled workforce, and an extensive transportation network, the Inland Empire has been able
to attract many new companies and induce the expansion of local companies over the last 15
years. According to the California Employment Development Depattinent, Riverside County
has added more jobs in the last 15 years than any other Southern California county.
The following table illustrates job gains in Riverside County compared to other counties in
California from 1990 to 2004:
Economics Research Associates Project No. 16070 III-2
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Figure 111-3. Ethnic Composition for Key Cities and Riverside County
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
San Jacinto
Ethnic and Racial Composition of Kay Cities
Herret Perris Moreno Valley Riverside County
® White It African Arrerican ❑ Native American ❑ Asian and Pacific Islander o Other Race
Source: US Census 2000; Economics Research Associates, 2005.
Figure 111-4 Hispanic and Latino Population in Key Jurisdictions, 2000.
Hispanic/ Latino Population as Percent of Total by Jurisdiction
70.0%
57.3%
60.0%
50.0%
36.2% 38.4%
40.9°/
40.0%
32.4%
30.0%
23.U°!
-
20.0%
10.0 %
0.0%
Source: US
Riverside Hemet Moreno Valley Perris San Jacinto California
County
Census 2000; Economics Research Associates, 2005.
Economics Research Associates Project No. 16070 III-7
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
ERA
Age
The chart below (Figure HI-5) illustrates the distribution of the population of each
jurisdiction by age group. As shown, seniors are more generously represented in the San
Jacinto Valley than in the county as a whole. This is largely due to the presence of many
retirement communities in the valley. Nearly a third of the population in Hemet is made up of
seniors in the 65 and over age groups. San Jacinto's share of seniors is at 17 percent,
compared to 13 percent and 11 percent in the county and state, respectively. By contrast,
Moreno Valley and Perris have a greater representation of children under 15 than the other
jurisdictions. Children compose 31 and 34 percent of the population in Moreno Valley and
Perris, respectively. Children under 15 make up 26 percent of the population of Riverside
County and 23 percent of the statewide population. In San Jacinto, this group represented 27
percent of the population, about the same level as the county.
Figure ffl-5 Distribution of Population by Age, 2000.
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Rive side County
Distribution of Population by Age Group
Hemet
Moreno Valley
Perris
San Jacinto
California
® Under 15 ■ 15-19 0 20-24 0 25-29 ■ 30-34 • 35-39 ■ 40-44 0 45-54 • 55-64 ® 65-74 ❑ 75+
Source: US Census 2000; E:onorrcs Research Associates, 2005.
Economics Research Associates Project No. 16070
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
III-8
ERA
Educational Aetadntnent
In terms of educational attainment, the jurisdictions of Western Riverside County vary from
one another. Countywide, about 50 percent of residents 25 or over had a high school diploma
or equivalent, compared to 43 percent in the state. Nearly 27 percent of the state's adults had
a bachelor's degree or advanced degree, compared to about 17 percent in Riverside County.
The individual communities profiled below showed similar patterns to the county. The
percentage of adult residents over 25 with a bachelor's degree or higher ranged from 7 percent
in Perris to 14 percent in Moreno Valley. In San Jacinto, about 9 percent of the population
over 25 had a bachelor's degree or further education.
Figure 111-6 Educational Attainment by Jurisdiction, 2000
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
Rive side County
Educational Attainment by Jurisdiction
Hemet
Moreno Valley
Parris
San Jacinto
California
® No schooling ■ Less than 9th 0 9th to 12th 0 High school diploma • Some college ® AA • BA 0 Prof/ masters
Source: US Census 2000; Economics Research Associates, 2005.
However, recent trends indicate that the educational level of residents in Western Riverside
County is rising, as middle -income households from coastal counties (Orange County, San
Diego County, and Los Angeles County) relocate into the Inland Empire, due to the lower
cost of new housing and expanding employment opportunities in the region.
Economics Research Associates Project No. 16070 I➢-9
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
Income Distribution
According to the 2000 Census, the various communities cf Riverside County varied in
household income distribution. As shown below, Hemet and San Jacinto had a higher
percentage of low-income residents than the county of Riverside and the state of California.
In 1999, approximately 36 percent of Hemet households and 33 percent of San Jacinto
households had incomes under $20,000. By contrast, 21 percent of Riverside County and 20
percent of California households had incomes under $20,000. Similarly, Hemet and San
Jacinto had a smaller percentage of wealthy households earning over $100,000, at three and
four percent, respectively, compared to the county (12 percent).
Figure Il%I-7. Distribution of Household Income by Jurisdiction, 1999
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Riverside
County
Distribution of Household Income by Jurisdiction
Hemet Moreno Valley
Perris
San Jacinto
California
® Less than $10,000 ® $10,000 - $19,999 ❑ $20,000 - $29,999 ❑ $30,000 - $39,999 ■ $40,000 - $49,999
at $50,000 - $59,999 ® $60,000 - $74,999 0$75,000 - $99,999 ■ $100,000 - $149,999 ® $150,000 +
Source: US Census 2000; Economics Research Associates, 2005.
Median household income was significantly lower in Hemet and San Jacinto than in
neighboring Moreno Valley and in the overall county. In 1999, median household income in
Hemet was $26,800 and $30,600 in San Jacinto, compared to $42,900 in Riverside County.
The median household income in Moreno Valley was higher than the county's at $47,400,
and very close to the state median of $47,500.
Economics Research Associates Project No. 16070
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
III-10
Figure 1111-8. Median Household Income by Jurisdiction, 1999.
$50,000
$45,000
$40,000
$35,000
$30,300
$25,000
$20,000
$15,000
$10,300
$5,000
S-
Riverside
County
Median Household Income by Jurisdiction
Hemet
No eno Valley
Source: US Census 2000; Economics Research Associates, 2005.
Perris
San Jacinto
California
However, with new homes selling in the $300,000 to S400,000 range in the San Jacinto
Valley, median household incomes have risen since 2000 and will continue to increase rapidly
in the decade ahead.
Population Growth Forecasts
Forecasts by the Southern California Association of Governments (SCAG) show that the
region's rapid growth is expected to continue well into the next 20 years. By 2030, SCAG
estimates that Western Riverside County will add another million residents for a total
population of 2.4 million, with 400,000 new homes and 470,000 new jobs fueling this growth.
The growth rate in Riverside County will outpace San Bernardino, San Diego, Orange County
and Los Angeles County from 2000 to 2025.
Most of the population increase is forecast to come from domestic migration and high birth
rates. In 2003, WRCOG attributed 20 percent of the population growth in the county to
natural increase, and 80 percent to net migration. All of the communities within Western
Riverside County are expected to see significant growth, with the exception of Norco and
Canyon Lake.
Economics Research Associates Project No. 16070 III-11
Market Assessment and Economic Development Strategy for the Ramona -Sanderson Corridor
r;
ATTACHMENT B
Key Items from the January 5, 2006 Ramona Expressway/Sanderson Avenue
Informational Meeting
On Thursday, January 5'b, at the San Jacinto Comrnunity Center, Bill Lee from the
Economic Research Associates gave an overview of the final findings of the Ramona
Sanderson Market Assessment to stakeholders and property owners in attendance.
Representatives from Rosenow Spevacek Group (RSG) attended the meeting to provide
information and facilitate the meeting.
The main issues raised during the meeting included the following:
• Specific location of the Town Center/Civic Center.
o Several locations were shown in the Assessment. The actual location is
dependent upon City discussion and action.
• Alternative Freeway locations, including why was the southern alignment
favored?
o Mr. Lee noted reasons for recommending the southern alignment,
including the existing aqueduct as a barrier and combining physical
constraints in one location and providing a physical separation to potential
residential uses to the south.
• Does the study assumes that land is consolidated when is actually divided into
different lots?
o The study considered that the area encompasses lots that are owned by
different property owners.
• Was there a recommended location for the medical facilities?
o The Assessment indicated a future need for medical facilities, however, no
specific locations were identified.
• What type of commercial business does the Study recommend?
o The Assessment recommends varying commercial businesses, which
could include major and minor retail, power centers, and destination
commercial.
• Will the General Plan be updated?
o The General Plan is in the process of being updated, with Planning
Commission hearings scheduled for the end of February.
• Does the General Plan include specific land uses?
o No, the General Plan identifies the area as "Specific Plan", which would
require the development of a specific plan to specify parcel by parcel land -
uses.
• Are there any new developments taking place within the Study Area?
o Yes, the City has continued to process applications for development.
• Comments where made that the acreage for commercial and office areas was too
aggressive.
o Mr. Lee noted that the land uses were projected over a period of time and
considering the build out potential for the area.
• What would happen if property owners within the Study Area want to develop
their land now?
o At this time, they could submit an application for processing.
• Would the City Council consider rolling the Study into the General Plan?
o This would be something that only the City Council could respond.
However, since the City has been in the process of updating it's General
Plan for approximately five years, at this time, staff would not recommend
a delay to accommodate land uses for the area.
• What is the difference between Specific Plan, the General Plan, and the Study?
o A specific plan would identify parcel specific land uses, infrastructure
needs, financing, land use criteria, and processing. The General Plan
provides the general land uses on a city-wide basis, as well as, general
goals and objectives for the City. The Market Assessment provides an
economic analysis and recommendations, specifically for the
Ramona/Sanderson Gateway Area.
• Should the City Council decide to undergo a Specific Plan for the entire Study
Area, how would that process work?
o The City would hire a planning firm to conduct the specific plan process.
The cost to prepare the plan would need to be determined.
• Is the input by property owners within the Study Area in comparable to the
findings of the Study?
o Mr. Lee indicated that based upon his meetings, the percentage of land
uses was in line with what most of the property owners he met with were
interested in.
• Concerns about how the final alignment of the Ramona Expressway is going to
affect property owners.
o The City has not decided which alignment would be recommended.
• Should a Specific Plan be decided for the entire Study Area how would the City
incorporate those property owners that want to hold on to their land?
o The specific plan process would include the property owners and provide
them an opportunity to comment. The final outcome would be based upon
the specific plan process.
• A comment was made that the aggressive long term commercial strategy in the
Assessment is not in the best interest of property owners that want to develop
their land sooner.
o The Assessment was conducted to determine the highest and best uses for
the City of San Jacinto and not necessarily on a parcel specific basis.
• Can property owners negotiate with the City Council the ratios allocated for
specific land use in the Study Area?
o The Assessment is a document to be used as a guide for future
development and therefore, Mr. Lee noted the opportunity for negotiation.
ATTACHMENT C
Ramona Expressway/Sanderson Avenue Market Asssement
November 16, 2005 Stakeholder Meeting Notes
Mr. Bill Lee from Economics Research Associates (ERA) presented a summary of his
findings included in the Market Assessment and Economic Development Strategy for
the Ramona Expressway/Sanderson Avenue. Copies ERA's PowerPoint presentation
and the Draft Executive Summary were distributed.
The following provides a summary of some of the questions and discussion items:
■ Several questions were posed regarding the methodology of the Assessment.
o Mr. Lee provided an overview, based upon the information included in the
Study.
■ Does the Commercial percentage include the 3,000 acres that Hemet is
annexing?
o The general area was taken into consideration in the Study.
■ Does the Assessment project build out?
o The Assessment projects out a thirty year period.
■ Town Center discussion, location, negotiation opportunities, dedication of land.
o Mr. Lee included several potential sites for a Town Center and he
provided an overview of his methodology. Staff noted that the City
Council has not discussed a location for a Town Center and that this
discussion opens the door. The City has not taken a position on a Town
Center location, at this time.
■ ERA recommended the southern Mid -County Parkway alignment — was there a
consideration of lost RDA tax increment?
o Mr. Lee noted that he believed the benefits outweigh the loss of revenue.
The City has not taken a position on the alignment.
■ Economic viability of the land, long-term vs. absorption.
o Mr. Lee indicated that in his Assessment, he did take a long term view of
the Corridor and potential opportunities.
■ A comment was noted that zoned land doesn't mean that it will ultimately be built.
The Assessment references the economics for the area, not specific land use
designations. Many property owners expected that there would be some reference
to specific land uses. Therefore, they could provide limited comments, since they
really did not know the impacts to their specific property.
The Stakeholders requested an opportunity to review the Study. Staff concurred
with the request.
The Assessment would be presented to the City Council after the first of the year.
Specific dates were being reviewed.
ATTACHMENT D
Other general comments, provided to staff on the Assessment.
• The amount of commercial included in the Assessment seems higher than
the area can support in the short term.
o The Assessment projects out development over a thirty-year
period.
• If the City moves forward with designating land uses, based upon the
Assessment and the property owners must hold their property, how will
the City compensate them?
o The City, as part of its normal business, identifies land uses in the
form of Zoning and the General Plan, based upon the needs of the
City. The City does not provide compensation for properties being
held for future development.
• The property owner that owns the property adjacent to the Mobil Station
requests a commercial designation.
• If the City determines a specific plan is the process to follow, who will pay
for preparation of the plan?
o The City Council will consider financial altematives.
• Will applications in process continue to be processed?
o The City Council has not indicated a hold on development
applications. The City is currently processing development
applications within the Corridor.
1
ATTACHMENT E
Real Estate Research and Consultants for aver 30 years
January 20, 2006
Honorable City Council
City of San Jacinto
c/o Mary E. Lanier
ROSENOW SPEVACEK GROUP, INC.
309 West Fourth Street
Santa Ana, CA 92701
RE: ERA REPORT
RAMONA EXPRESSWAY/SANDERSON AVENUE CORRIDOR
Dear Lady and Gentlemen:
The following letter summarizes a review of the Economics Research Associates (ERA)
report, which was performed pursuant to a contract awarded to ERA by the City of San
Jacinto, regarding the Ramona -Sanderson Corridor. The review was based on the
more than 30 years of experience of our firm and my personal experience over a similar
period in conducting real estate -related research and consulting throughout the area.
For your reference, attached to this letter is a copy of my professional resume.
In preparation of this analysis, we have read the ERA report, analyzed its methodology
and conclusions, and compared those conclusions to the ones in a report prepared by
Market Profiles (MP) in 2005 on the same subject. ERA estimates a total of 1,700
acres in their study area, while MP's report was based on a 1,400-acre total.
The ERA report is organized into seven sections, including an Introduction (Section I),
Executive Summary and Recommendations (Section II) and Economic/Demographic
Trends (Section III). The remaining four sections address each of the potential land use
elements, with four of the five sections (IV, V, VI and VII) presenting detailed statistics -
based analyses of demand for non-residential uses. The Residential demand section
(IV) is presented as an "overview", based largely on summary statistical data that does
not address the dynamics of the market that typically are found through primary
research.
The most significant findings of the ERA report are contained in Section II (Executive
Summary and Recommendations). In that section, ERA presents its recommendations
for allocations of land to various uses, including commercial, civic, transportation and
flood control, and residential.
In addition, Section II contains an extensive analysis of the Civic facilities, as well as
Transportation and Flood Control and Community Center that the city requires. A
portion of Section II recommends strategies for "negotiations with major land owners"
200North Tustin Avenue, Suite 102, Santa Ana, Ca. 92705
(774) 546-3814 Fax (714) 546-0953
Market Profiles of California
and essentially says that residential entitlements should be conditioned on the
dedication of large areas of land for future commercial and civic needs of the area.
Following are key observations regarding the ERA recommendations.
❑ Table 11-1 in the ERA report shows that there is total projectable demand
(based on their 2025 mid -point forecast) for 473 acres' of "Commercial
and Civic Uses." At that point, ERA states that the city's population will
grow to nearly 90,000, although "additional growth" is expected after
2025.
❑ Apparently on the basis of this "additional growth", ERA projects an
additional 297 acres of need for non-residential uses in the Gateway
area, and thus recommends that a total of 770 acres (45 percent of the
1,700-acre total) be reserved for future development of non-residential
uses.
❑ In addition to the 770 acres of non-residential uses, ERA "assumes" an
additional 500 acres for "transportation or other infrastructure and open
space systems," leaving just 430 acres (25 percent) for residential
development. In comparison, the MP report allocated approximately 990
acres (71 percent of the study area) to residential uses across a range of
densities.
While the ERA report presents a great deal of statistical background, it appears that the
findings and recommendations are based more on City -directed policy considerations
than on a true demand -based analysis of the area. Further, the ERA recommendations
ignore certain planning principles that typically govem the placement of various land use
elements.
❑ The policy goals (characterized as "economic development objectives")
are contained in Section I, and it appears that they are the basis for
ERA's heavy emphasis on providing for "retail goods and services ..
jobs ... tax revenues ... and creating a community core", rather than
providing for the documented market -based needs of the community for
housing. In fact, ERA says in its own statement (on page IV-5) that :
'The issue in the Ramona Sanderson Corridor is the risk [emphasis
added] of strong single-family demand pre-empting other land uses
important to the community's future in terms of jobs, taxes and a
unique sense of place."
❑ The projected acreages for non-residential uses appear to be totally
policy -directed (rather than market -based), even in the context of ERA's
own demand projections. As the report states (Table 11-1), by 2025 there
could be demand for up to 473 acres of non-residential uses, with an
additional 293 acres reserved for "future uses." This is an increase of 63
' Excluding from the calculation 150 acres for uses apparently not anticipated over the next 20 years (i.e.,
Medical Campus, Town Center and Community Center).
Page 2 1/20/2006
Market Profiles of California
percent of acreage in such uses, even though ERA implies that additional
household growth in the area might be just 25 to 30 percent2.
0 By placing the commercial uses at the northernmost end of San Jacinto
Valley (at the base of foothills), it creates a trade area for those
businesses (particularly the retail ones) that is semi -circular in shape
(rather than the typical circle), due to the largely undevelopable state of
most of the land to the north of the plan area. Thus, the businesses that
ERA expects to attract must be willing to agree that such a plan can draw
from an area to the south (probably extending into Hemet and Menifee)
and possibly west (into Romoland and Penis), wide enough to be able to
justify their locating within the study area.
0 Given that there will be significant new commercial activity built
throughout the area (including well in excess of 1 million additional
square feet along the better -positioned 215 Corridor), the prospects for
locating significant numbers of retailers at the northern extremity of the
area are difficult, at least in the time frame that ERA suggests. Retailers
have demonstrated a strong preference to locate near major
transportation corridors, and — although the subject area will be at the
intersection of two major traffic arteries — the 215 Corridor will carry
significantly more traffic than either of the improved roadways.
0 At typical planning parameters (in FAR terms), ERA is calling for land that
will allow for development of more than 4 million square feet of
commercial retail space3 within the study area. ERA reports that San
Jacinto's share of Riverside County's taxable retail sales in 2003 was just
0.3 percent. The projected 4 million square feet of new space is equal to
approximately 20 percent of all current retail space in the two -county
Inland Empire area, and is about twice the total in the world -class South
Coast Plaza shopping center in Orange County.
We appreciate the opportunity to offer these comments, and would be pleased to
expand on them as requested. Thank you for your interest.
Sincerely,
MARKET PROFILES INC.
Robert Reicher
Principal
2 This figure is based on ERA's projected expanded areas for such population -based services as Retail
Commercial and Office Business Park, as summarized in Table 11-1.
3 To put that into perspective, in the entire Inland Empire (all of Riverside and San Bernardino Counties),
ERA estimates that there currently is a total of 85 million square feet of retail space, and that a total of
about 4.2 million square feet of retail space was built throughout Inland Empire during 2004.
Page 3 1/20/2006
ROBERT REICHER
PRINCIPAL
Mr. Reicher has been active in the real estate development industry since 1970. Prior to joining
Market Profiles, he has held positions as Manager -in -Charge of real estate consulting for
Deloitte & Touche, as well as Principal with Economics Research Associates, Director of
Operations for The Goodkin Group and Director of Research for a major multi -market
developer/builder.
Mr. Reicher has been involved in the planning, processing, development, building and
marketing of major residential, resort and commercial/mixed use developments, ranging from
free-standing residential income properties to large-scale, multi -use resorts and planned
communities across the U.S., as well as in Canada, Japan and other Pacific Rim countries.
Among Mr. Reicher's areas of experience and expertise are the following:
• Market and financial feasibility studies of residential, retaillcommercial, office, industrial,
resort/hotel, and mixed use projects.
• Creation of development, advertising and marketing plans for planned community and resort
projects at various stages of project life cycle
• Consumer and trade focus group studies and surveys
• Acquisition and disposition analysis for major commercial and industrial property
transactions and 1031 exchanges
• Preparation of project pro formas and other due diligence materials for debt and equity
offerings or transaction decision -making
• Creation of marketing plans for workout of troubled projects
• Strategic business plans for start-up entities and ongoing operations or restructuring of
existing companies
• Structuring and negotiation of major property purchase and financing packages
• Expert witness and consulting for complex commercial litigation involving office, hotel,
resort, and retail properties
• Valuation of undeveloped land and developed commercial properties
• Fiscal impact and economic impact analysis of proposed developments
• Public/private development programs for local governments
Mr. Reicher holds a BS degree from University of California Los Angeles and MBA in Marketing
from University of Southern California. His expertise in residential and commercial real estate
has been utilized in an expert witness capacity before various boards, commissions and courts.
He also is a licensed Real Estate Broker in the State of California.
0,0
Market Profiles
February 7, 2006
COUNCIL MEETING DATE
FEBRUARY 16, 2006
ATTACHMENT F
MARKET ASSESSMENT AND ECONOMIC DEVELOPMENT STRATEGIES
FOR THE RAMONA-SANDERSON CORRIDOR
Dear Sir or Madam:
The City Council will consider action on the completed Market Assessment and Economic
Development Strategies, prepared by Economics Research Associates (ERA) for the
Ramona/Sanderson Corridor, during their regularly scheduled meeting on February 16, 2006
City Council Meeting at 7:00 p.m. at:
City of San Jacinto City Council Meeting
San Jacinto Unified School District Board Room
2045 South San Jacinto Avenue
San Jacinto, CA 92583
The Staff Report, with attachments, is anticipated to be available on Friday afternoon,
February 10, 2006. Those on the email list will be sent an electronic copy. If you would like a
copy sent or emailed, please contact Zoe Urrutia at (714) 541-4585 extension 126.
Please feel free to contact me at (949) 701-1606, if you have any questions, or need
additional information.
Sincerely,
ROSENOW SPEVACEK GROUP
Mary E. Lanier
Senior Associate
February 16, 2006
TO: The Honorable Mayor and Members of the City Council
FROM: Dorothy L. Chouinard, City Clerk
SUBJECT: Local Appointments List / Agency / Committee / Subcommittee /
Appointments
RECOMMENDATION:
1) Consider Mayor's selection to Local Appointments List with confirmation by
Council for the outside agencies.
2) Consider Mayor's selection of Standing Committees, and absent unanimous
consent, approve by majority vote the desired slate.
BACKGROUND:
Subcommittee and agency representatives' appointments are made annually.
Historically, at the second meeting in December the mayoral appointments are made for
1) representatives to other agencies; and 2) City Council subcommittees. December's
second meeting was adjourned to January 5, 2005 and subsequently, the appointments
agenda item was continued until a full council would be present.
DISCUSSION:
In the "City of San Jacinto City Council Orientation Handbook"the Council Committees
are Planning Commission, Community Preservation Committee, Estudillo Mansion
Committee, Accessibility Appeals Board and Cultural Advisory Commission, which are
appointments made during different times of the year. The subcommittees'
appointments are made annually, unless a vacancy occurs. It is not unusual for the
subcommittees to change on an annual basis as needs arise.
BUDGETARY IMPACT:
None
ATTACHMENTS:
None
Approvals
City Manager:_
Finance Director:
ft-
r, i
Page 1 of 1
AGENDA
REGULAR MEETING of the SAN JACINTO REDEVELOPMENT AGENCY of the CI
OF SAN JACINTO
FEBRUARY 16, 2006
mediately Following the Regular City Council Meeting
San Jacinto Unified School District Board. Room
2045 South San Jacinto Avenue, San Jacinto, California
ORGANIZATION
1 1 CaII to Order
1 2 Roll Call
PUBLIC COMMENTS
Now is the time for the public to address the Agency on any, subject not listed on the agenda. Any
person may address the Agency on any subject pertaining to Redevelopment Agency business not
listed on the Agenda during this portion of the Meeting. A limitation of three (3) minutes shall be set
for each person desiring to address the Agency Directors.
CONSENT CALENDAR
The matterslisted under Consent. Calendar are considered routine and will be enacted by one
motion by Agency Members in the form listed: There will be no separate discussion on these
items prior to the motion unless members of the Redevelopment Agency, staff or the public
requests a specified item be removed and/or discussed.
3:1 June 30, 2004 Regular Meeting Minutes / Approve / City Clerk
3.2 November 4, 2004 Special Meeting Minutes / Approve /City Clerk
February 2, 2006 Regular Meeting Minutes / Approve / City Clerk
PUBLIC HEARING
None
Redevelopment Agency Agenda
Februsrjt 16; 2006
Paoe 2 of 2
CITY DEPARTMENTS
5.1. Market Assessment and Economic Development; Strategies for the Ramona
Expressway / Sanderson Gateway Area/ Receive and File, Direct staff to
solicit proposals for the preparation of a specific plan to identify lands uses,
infrastructure, design and, financing; Use said document as a guide for the
development of a specific plan for said area, Direct staff to identify a funding
mechanism to finance the preparation of the specific plan and include the
stakeholders during the process of preparing the specific plan / Community
Development Director and Consultant
FY 2005-06 RDA Mid —Year Budget Adjustments / Approve and
Appropriate $54,165 in Expenditures/ Finance Director
CHAIRPERSON / MEMBER REPORTS / DISCUSSIONS
None
OPEN SESSION ANNOUNCEMENTS
CLOSED SESSION
one
ADJOURNMENT
It is the intention of the City of San Jacinto to comply with the Americans 'with Disabilities Act
(ADA) in all respects: lf, as an attendee or a participant at this meeting, or in. Meeting's on a
regular basis, you will need special assistance beyond what is normally provided, the City will
attempt to accommodate you in` every reasonable manner. Please contact City Hall at (951)
--- ___-, at lea,st 48-hours prior to the meeting to inform us - your articular needs and to
determine if accommodation is feasible.
If you challenge any action of the Redevelopment Agency Board in court, you may be limited to
raising only those issues you or someone raised at the public hearing described in"this notice, or
in written correspondence delivered to the Redevelopment Agency (c/o Redevelopment
Secretary) at, or prior to; the public hearing:
Z; Qorot(ry L. C iouinard, Secretary of the San Jacinto XedevefopmentAgency, dd fierefy cent that Z caused
to be posted the foregeting agenda the 100r day of fe6ruciry, 2006; as required dy Ida).
cDorotliy £ Chouineird, figency Secreta
GULAR'MEET
esent:: `,; Jim'Ayres
Stubblefield
bsent :. None : .
=ebruary 2, 200.6 Regular Meeting Minutes /Approve 1 Gity Glee
t Ritchie / Ken Shaw) moved to;approve 3 1 °and 3 3 :as p
Jlotion carnet 4Ia with Chairman Stubblefield abstaining (abseil
itchie
res,:Btaydosz`Ritcle; Shaw; S:#ubblefiel�
pen
staii
Market Assessment and Economic Development Strategies:- for the Ramona ;
Expressway / ;Sanderson Gateway Area / Receive: and Fite, Direct staff. to
solicit proposals for the preparation of a specific plan to identify lands uses;.
Infrastructure, design;and fir ancing; Ilse ;said doci imen# as a guide forthe
development of a specific plan;forsaid PrePpireCt staffto: identify: a funding
mechanism to finance, the, preparation of the specific plan°and include the;.`.
stakeholders during the process of preparing the specific plan /community
Dev
elopment Director and Consultant
FY 2005-06 RDA Mid fear Budget Adjustments /Approve and Appropriate.
$54;1651n Expenditures ! Finance. Director ;
os /Ayres) moved to approve FY2005 06:Mid Year BudgetAdjustmenfis
including appropriation of .$54, 1'65 / Motion carved
uydos,:'Ri#chie Shaw, Stubblefield:
one;
orie ,
one
Redevelopment Agency Minutes
February 16, 2006
Page 3of3
8. ADJOURNMENT
With no further business coming before the Redevelopment Agency, Chairman
Stubblefield adjourned the meeting at 10:10 p.m.
ATTEST:
Dorothy L. Chouinard, Agency Secretary
City of San Jacinto
By Dale Stubblefield, Chairman
Approved as read
Approved as amended
MINUTES
REGULAR MEETING OF THE SAN J•ACI TO CI COJNC L
FEBRUARY 16, 2006, 7:00 p.m.
San Jacinto Unified School District Board Room
2045 South San Jacinto Avenue, San Jacinto, California
ORGANIZATION
1.1 Call to Order
Mayor Dale Stubblefield called the Regular Meeting of the San Jacinto
City Council to order at 7:03 p.m.
1.2 Roll CaII
Present: Jim Ayres, Chris Carlson Buydos, Robert Ritchie, Ken Shaw
Dale Stubblefield
Absent: None
1.3 Invocation
Rev. Bob Sauter gave the invocation.
1,4 Pledge of Allegiance
Council Member Jim Ayres led the Pledge of Allegiance.
1.5 Special Presentations
1.5.1 Business Spotlight of the Month / Bedrock Ready Mix /
Economic Development Specialist
1.5.2 Recognition of Public Works Employees Alex Garcia and
Daniel Astorga for acting quickly to save property and people
from a serious fire on December 27, 2005
2. PUBLIC COMMENTS:
Randy Record, 890 N Lyon Avenue, San Jacinto, spoke on 5.1 and 5.3 out of
order.
City Council Action Minutes
February 16, 2006
Paqe 2 of 9
3. CONSENT CALENDAR
3.1 Warrants at 92/16/06 / Approve / Finance Director
3.2 June 30, 2004 Special Meeting Minutes / Approve / City Clerk
3.3 Treasurer's Report at September 2005 / Receive and File / Finance
Director
3.4 Treasurer's Report at October 2005 / Receive and File / Finance
Director
3.5 Treasurer's Report at November 2005 / Receive and File / Finance
Director
3.6 Notice of Completion — Lake Park Well and Main Street Waterline /
Approve / City Engineer
3.7 Idyllwild Drive Sidewalks — Project No. 04-076 / Approve and Adopt
plans and specification and authorize City Clerk to proceed with bid
advertisement subject to Riverside County EDA approval / City
Engineer
3.8 Storm Drain Easement — Accept 20' Storm Drain Easement from
Thomas E Mitchell, William B Mitchell, J Meri McKnight and Kay M
McKnight / Approve acceptance of storm drain easement between
Ramona Expressway and Ramona Boulevard east of Potter Road
subject to satisfactory completion of storm drain improvements /
City Engineer
3.9 Client Conflict Waiver Letter re: BB&K representation RCA (Riverside
County Regional Conservation Authority, a Joint Powers Authority) /
Approve and Authorize City Manager to execute waiver letter / City
Attorney
3.10 Resolution No. 2861 / A Resolution objecting to the public sale of
tax -defaulted property and agreeing to the purchase of said property
/ Approve and Adopt / City Attorney and Finance Director
3.11 Ordinance No. 06-03 / An Ordinance establishing procedure for the
processing of vesting tentative maps / Approve introduction and first
reading of Ordinance No. 06-03 and by further motion read by title
only:
An Ordinance of the City of San Jacinto, California, Amending
Section 16.14.080, of the San Jacinto Municipal Code
City Council Action Minutes
February 16, 2006
Page 3 of 9
concerning Vesting Tentative Maps
/ City Attorney and Community Development Director
3.12 Conditional Use Permit 12-05 - Applicant: Russell Rumansoff
dba Herron & Rumansoff Architects, Inc, 530 S Johns Place,
Hemet, CA 92543 / Ratify Planning Commission's decision based
on the Findings of Fact and Conditions of Approval / Community
Development Director
M/S/C (Ayres / Buydos) moved to approve the Consent Calendar as presented.
Motion carried 5/0.
Ayes: Ayres, Buydos, Ritchie, S aw, Stubblefield
Nays: None
Absent: None
Abstain: None
4. PUBLIC HEARING
4.1 Resolution No. 2 862 / A Resolution certifying the results of an
election and adding property commonly known as APN No. 431-212-
012) Community Facilities District (CFD) No. 2003-1 — Annexation
No. 26 for police and fire services / Approve and Adopt / Special Tax
Consultant and City Attorney
Mayor Stubblefield opened the Public Hearing at 7:15 p.m. No one
was present to support or oppose Resolution No. 2862. City Clerk
Chouinard reported no written comments were received and certified
the election, noting the majority is in favor of the annexation and
assessment, Mayor Stubblefield closed the Public Hearing at 7:16 p.m.
M/S/C (Ayres / Buydos) moved to approve and adopt Resolution No.
2862 as presented. Motion carried 5/0.
Ayes: Ayres, Buydos, Ritchie, Shaw, Stubblefield
Nays: None
Absent: None
Abstain: None
4.2 Ordinance No. 06-04 / Zoning Ordinance Amendment regarding Floor
Area Ration / Approve introduction and first reading of Ordinance 06-
04 and by further motion read by title only:
City Council Action Minutes
February 16, 2006
Page 4 of 9
An Ordinance of the City Council of the City of San Jacinto.
California, Approving a Zone Text Amendment to Modify the
Text of Article 4.04 Pertaining to Residential Development
Standards of the San Jacinto Zoning Ordinance, Ordinance
340
/ Community Development Director
Mayor Stubblefield opened the Public Hearing at 7:18 p.m. No one
was present to support or oppose Resolution No. 2862. City Clerk
Chouinard reported no written comments were received. Mayor
Stubblefield closed the Public Hearing at 7:19 p.m.
M/S/C (Buydos / Ritchie) moved to approve introduction and first reading of
Ordinance No. 06-04 as presented and to read title only.. Motion
carried 5/0.
Ayes: Ayres, Buydos, Ritchie, Shaw, Stubblefiei
Nays: None
Absent: None
Abstain: None
4.3 Resolution No. 2863 / A Resolution Annexing Territory aka KB
Homes Coastal Inc — Tract Nos. 30033, 30034, 30035, 30036 and
30084 into Assessment District No. 2003-01 (AD 2003-1) Annexation
No. 17 into Road, Street and Highway Maintenance AD 2003-1; and
confirming the levy of assessments therein / Approve and Adopt /
Special Tax Consultant and City Attorney
Mayor Stubblefield opened the Public Hearing at 7:19 p.m. No one was
present to support or oppose Resolution No. 2862. City Clerk Chouinard
reported no written comments were received and certified the election,
noting the majority is in favor of the annexation and assessment, Mayor
Stubblefield closed the Public Hearing at 7:20 p.m.
M/S/C (Ayres / Ritchie) moved to approve and adopt Resolution No. 2863 as
presented. Motion carried 5/0.
Ayes: Ayres, Buydos, Ritchie, Shaw, Stubblefield
Nays: None
Absent: None
Abstain: None
City Council Action Minutes
February 16, 2006
Pape 5of0
STAFF REPORTS
5 I WRCOG — TUMF presentation / Rick Bishop, Executive Dsrectc
Rick Bishop and Ruthann Taylor Berger presenters
Request by presenters to continue: Council unanimously concurrec..
5.2 Market Assessment and Economic Development Strategies for
the Ramona Expressway if Sanderson Corridor "Gateway Area
Receive and File; Direct staff to solicit proposals for the
preparation of a specific plan to identify lands uses,
infrastructure, design and financing; Use said document as a
guide for the development of a specific plan for said area; Direct
staff to identify a funding mechanism to finance the preparation
of the specific plan and include the stakeholders during the
process of preparing the specific plan / Community Development
Director and Consultant
Eric Flodine, representing FORMA. 7101 Magnolia Ave. Suite A,
Riverside
Boyd Martin, representing Market Profiles, 200 N Tustin Avenue, Santa
Ana
John Shrurnusay, representing Steve Holgate, Jeff Weber and
Distinguished Homes, 130 Newport Center Drive, Suite 130, Newport
Beach
John Kain, Urban Crossroads, Inc, 41 Coporate Park, #300, Irvine
Tim Mulrenan, representing the Baltan family, 5821 Bellfield Lane,
Huntington Beach
Jeff Weber, representing Distinguished Homes, 160 S. Old Springs
Road, Anaheim Hills
Dan Powell, respresenting Ramona Business Park, LLC, 12250 E
Camino, San Diego
Bill Lee — ERA - consultant
M/S/C (Buydos / Ritchie) moved to receive and file report and directed staff to
meet with individual stakeholders and property owners to
ascertain their preferred land use:
Ayes: Ayres, Buydos, Ritchie, Shaw, Stubblefield
Nays: None
Absent: None
Abstain: None
City Council Action Minutes
February 16, 2006
Page 6 of 9
5.3 Local Appointments List / 1) Consider Mayor's selection to Local
Appointments List with confirmation by CounciE for the outside
agencies and 2) Consider Mayor's selection of Standing
Committees, and absent unanimous consent, approve by majority
vote the desired slate / City Clerk
M/S/C (Ayres i Shaw) moved to make the following appointments:
Land Use and Development
Committee (includes General
Plan, Joint Committee with
Planning Commissioners for
development Issues)
CDBG Review
Recycling & Refuse
San Jacinto Levees
Economic Development
(includes staff, covers VEDC)
Historic Preservation
Public Safety (includes
Riverside County Disaster
Committee; and
San Jacinto Disaster
Response Committee)
Chamber Liaison
Transportation (includes Hwy
79, RCTC & RTA)
Franchises
Tribal Council Issues
WRCOG / RCA
Buydos, Shaw
Stubblefield, Shaw
Shaw, Ritchie
Ayres, Shaw
Shaw, Buydos
Ritchie, Shaw
Ayres, Stubblefield
Stubblefield, City Manager,
Police Chief, Finance Director,
Hults Community Development
Director, Battalion Fire Chief
Shaw, City Manager
RTA— Stubblefield, Ayres
RCTC — Ayres, Buydos
All others (? Ayres, Buydos)
Ritchie / Stubblefield
Buydos / Ritchie
Buydos / Ayres
City Council Action Minutes
February 16, 200E
Page 7 of 9
Water (includes Ground Water
Association, EMWD Plaraning
Task Force)
Special Events (4th of July
Parade; etc
LLMD
Library
Ramona Pageant
Motion carried 3/2.
ydos, S
Stubblefield, Ayres
Stubblefield,, Shaw
Ritchie
Ritchie
Ayes: Ayres, Shaw, Stubblefield
Nays: Buydos, Ritchie
Absent: None
Abstain: None
5.4 Resolution No. 2864 / A Resolution to establish a new local
agency money market account / City Treasurer and Finance
Director
M/S/C (Stubblefield / Shaw) moved to approve and adopt Resolution 2864 as
presented. Motion carried 4/0.
Ayes: Buydos, Ritchie, Shaw, Stubblefield
Nays: None
Absent: Ayres
Abstain: None
5.5 Legislative Update / Approve letter for distribution to the City's
legislative caucuses at the state and federal levels regarding
telecommunications / Authorize Mayor to execute letter / City
Manager
MIS/C (Shaw / Stubblefield) moved to approve as presented. Motion carried 4/0
Ayes: Buydos, Ritchie, Shaw, Stubblefield
Nays: None
Absent: Ayres
City Council Action Minutes
February 16, 2006
Page 8 of 9
Abstain: None
5.6 Mount San Jacinto Community College Regional Learning Center
/ Approve letter of support and uthorize City Manager to execute
letter City Manager
M/S/C (Bitydos I None) motioned to table: Died for lack of a second.
No action taken.
5.7 Request to use temporary sewage holding tank T22665 I Deny
Buie Communities request / City Engineer
Rod Ballard, representing CTE / Buie, 1441 Montle! Road, Escondido
MiS/C (Buydos / Shaw) moved to deny temporary sewage holding tank for T
22665. Motion carried 5/0.
Ayes: Ayres, Buydos, Ritchie, Shaw, Stubblefield
Nays: None
Absent: None
Abstain: None
5.8 FY 2005-06 Mid -year Budget Adjustments and / Approve and
Appropriate changes of $,1,498,369 in Expenditures and
estimated Revenues of $1,139,715 / Finance Director
M/S/C (Buydos / Ayres) moved to approve as presented. Motion carried 5/0.
Ayes: Ayres, Buydos, Ritchie, Shaw, Stubblefield
Nays: None
Absent: None
Abstain: None
5.9 Valley Economic Development Council Planning Retreat / Jeff
Ballinger, Chairman of the Board
Mayor Stubblefield recessed the regular meeting to consider the Redevelopment
Agency Agenda at 10:09 p.m. and reconvened at 10:10 p.m.
6. MAYOR I C
UNC1L MEIVBER REPORTS / 01SCUSSiONS
City Council Action Minutes
February 16, 2006
Page 9 of 9
6.1 Agency aid/or Subcommittee Reports I Receive and File I City Clerk
Council Members gave their reports.
Mayor Stubblefield recessed the Regular Meeting at 10:15 p.m. and reconvened in
Closed Session at 10:16 p.m.
7". CLOSED SESSION
7.1 CONFERENCE WITH LEGAL COUNSEL -ANTICIPATED LITIGATION
Significant exposure to litigation pursuant to subdivision (b) of
Section 54956.9: One (1) or more cases
No reportable action.
8. ADJOURNMENT
With no further business before the Council, Mayor Stubblefield adjourned the
meeting at 10:45 p.m.
ATTEST:
Dorothy L. Chouinard, City Clerk
City of San Jacinto
By Dale Stubblefield, Mayor
Approved as read
Approved as amended