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8.A. - Page 12 of 56 by the Task Force or the retail consultant are noted. Further research and development of any ordinances will be completed in the next 18 months. 1. Study potentially expanding the area in the Downtown District that requires active ground floor uses beyond those designated in the Precise Plan. (Task Force recommendation) (See Attachment A for map of Downtown Precise Plan Area—Active Ground Floor) Analysis: As a national trend, the number of retail tenants is declining. Each year more stores close, reducing the need for retail store space. The amount of sustainable retail space per capita in the U.S. is not known but there is consensus that there is too much retail space in U.S. and not enough retailers in the market to occupy the space. Much of the vacant space will not be leased and will be converted to other type of use. Not every street in the City's Downtown Precise Plan is desirable for retail. Key intersections/nodes and streets, including EI Camino Real were analyzed to determine their feasibility for retail. Factors considered include pedestrian walkability, vehicle traffic, visibility of retail spaces and potential for retail synergy along both sides of the street. The goal is to create vibrant retail clusters along major intersections or nodes and streets. Results of the analysis show sections of Broadway between Main and Hamilton have the strongest potential for retail activity (without analyzing sales volumes for businesses located on these blocks). The section on Broadway from Hamilton to Winslow is not as strong for retail (primarily because there aren't contiguous storefronts) but further analysis of store sales volumes is needed to better determine its retail potential. This section of Broadway, could have increased retail potential if the Chase Bank property were redeveloped in the future as a mixed-use project with retail shop space on the ground floor thus creating contiguous storefronts. This type of development could increase the synergy along this block and help create stronger retail vitality. The addition of housing to a mixed-use project would also strengthen demand for retail shopping. With respect to EI Camino Real within the DTPP area, Sequoia High School's location on the southwest corner of Broadway and EI Camino creates an activity void (with the exception of the presence of students at certain times of the day). This side of the street does not provide a great retail walking experience due to traffic and noise. In addition, the sidewalks are too narrow for strong pedestrian activity. These conditions conflict with a retail tenant's typical location criteria and create conditions that aren't attractive to them. Consequently, the intersection of Broadway and EI Camino is not considered a strong location for retail compared to other areas of the Downtown. The section along the EI Camino between James and Jefferson is the most compelling for ground floor retail. 3 Recommendation: In terms of expanding the area in the Downtown for active ground floor uses, the City Council should consider including the east side of EI Camino between James and Jefferson especially along the frontage of Sequoia Station. 3 However, the potential redevelopment of the Sequoia Station Shopping Center provides an opportunity to strengthen retail on EI Camino between Jefferson and James especially for larger store formats. M 232