区域零售发展战略(1)

Presentedto:Presentedto:ASSOCIATIONOFMAYORS,COUNCILMEMBERS&COMMISSIONERSASSOCIATIONOFMAYORS,COUNCILMEMBERS&COMMISSIONERSPresentedby:Presentedby:TomTomMuehlenbeckMuehlenbeck,,CityManagerCityManagerCITYOFPLANO,TEXASCITYOFPLANO,TEXASDennisWilson,DennisWilson,PrincipalPrincipalJ.D.WILSONJ.D.WILSON&&ASSOCIATESASSOCIATESBillCunningham,BillCunningham,PrincipalPrincipalLELANDCONSULTINGGROUPLELANDCONSULTINGGROUPStrategiestoRestoreorReplaceAgingRetailFacilitiesCITYOFPLANO·J.D.WILSON&ASSOCIATES·LELANDCONSULTINGGROUPCITYOFPLANOCITYOFPLANOCITYOFPLANO···J.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATES···LELANDCONSULTINGGROUPLELANDCONSULTINGGROUPLELANDCONSULTINGGROUPProjectDescriptionTheTriCityRetailStudyisintendedtoprovideTheTriCityRetailStudyisintendedtoproviderecommendationsandstrategiesfortheproductiverecommendationsandstrategiesfortheproductiveuse/reuseof:use/reuseof:VacantretailstructuresVacantretailstructuresUnderusedretailstructuresUnderusedretailstructuresUndevelopedretailsitesUndevelopedretailsitesPartiallydevelopedretailsitesPartiallydevelopedretailsitesCITYOFPLANO·J.D.WILSON&ASSOCIATES·LELANDCONSULTINGGROUPCITYOFPLANOCITYOFPLANOCITYOFPLANO···J.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATES···LELANDCONSULTINGGROUPLELANDCONSULTINGGROUPLELANDCONSULTINGGROUPWhytheStudy?EvolvingRetailMarketEvolvingRetailMarketTurnoverandVacanciesinExistingCentersTurnoverandVacanciesinExistingCentersUnUn--developedandUnderdevelopedandUnder--developedPropertiesdevelopedPropertiesUnUn--keptVacantandUnderkeptVacantandUnder--usedCentersusedCentersNegativeImpactsonSurroundingNeighborhoodsNegativeImpactsonSurroundingNeighborhoodsRetailasavitalelementofacity'seconomichealthRetailasavitalelementofacity'seconomichealthCITYOFPLANO·J.D.WILSON&ASSOCIATES·LELANDCONSULTINGGROUPCITYOFPLANOCITYOFPLANOCITYOFPLANO···J.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATES···LELANDCONSULTINGGROUPLELANDCONSULTINGGROUPLELANDCONSULTINGGROUPValueofMultipleCityParticipationCostSavingsCostSavingsSharingofexperiencesandideasSharingofexperiencesandideasBroaderstudyareaBroaderstudyareaAnothermeansofstrengtheningrelationshipsAnothermeansofstrengtheningrelationshipsbetweencitiesbetweencitiesGreaterconsistencyinapplicationofstandardsGreaterconsistencyinapplicationofstandardsandprogramsandprogramsCITYOFPLANO·J.D.WILSON&ASSOCIATES·LELANDCONSULTINGGROUPCITYOFPLANOCITYOFPLANOCITYOFPLANO···J.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATES···LELANDCONSULTINGGROUPLELANDCONSULTINGGROUPLELANDCONSULTINGGROUPImpactsofVacantandUnder-UtilizedSpaceDeclineinFiscalRevenuesDeclineinFiscalRevenuesLowerResidentPropertyValuesLowerResidentPropertyValuesDeteriorationofSurroundingDevelopmentDeteriorationofSurroundingDevelopmentDeclineinJobsandIncomeDeclineinJobsandIncomeErosioninOverallEconomicHealthErosioninOverallEconomicHealthDamagetoFutureEconomicDevelopmentDamagetoFutureEconomicDevelopmentEffortsEffortsCITYOFPLANO·J.D.WILSON&ASSOCIATES·LELANDCONSULTINGGROUPCITYOFPLANOCITYOFPLANOCITYOFPLANO···J.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATES···LELANDCONSULTINGGROUPLELANDCONSULTINGGROUPLELANDCONSULTINGGROUPHistoryofRetailDevelopmentCentralCityNeighborhoodsCentralCityNeighborhoodsCommercialCorridorsCommercialCorridorsSuburbsSuburbsDowntownsandInfillNeighborhoodsDowntownsandInfillNeighborhoodsNonstore/InternetNonstore/InternetInnerInner--RingSuburbsRingSuburbsCITYOFPLANO·J.D.WILSON&ASSOCIATES·LELANDCONSULTINGGROUPCITYOFPLANOCITYOFPLANOCITYOFPLANO···J.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATES···LELANDCONSULTINGGROUPLELANDCONSULTINGGROUPLELANDCONSULTINGGROUPSuburbanRetailTrendsEthnicRetailingEthnicRetailing“MainStreet”intheSuburbs“MainStreet”intheSuburbsNonstoreNonstore––ClickandMortarClickandMortarStoreFormatsandCenterTypesStoreFormatsandCenterTypesSmallerisBetterSmallerisBetterConvenienceConvenienceMultiMulti--Branding/CrossBranding/Cross--BrandingBrandingReuseofSecondGenerationSpaceReuseofSecondGenerationSpaceUrbanFormatsandStoreTypesUrbanFormatsandStoreTypesCITYOFPLANO·J.D.WILSON&ASSOCIATES·LELANDCONSULTINGGROUPCITYOFPLANOCITYOFPLANOCITYOFPLANO···J.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATES···LELANDCONSULTINGGROUPLELANDCONSULTINGGROUPLELANDCONSULTINGGROUP“Ethnicshoppingcenterswill“Ethnicshoppingcenterswillbeabigeconomicengineforbeabigeconomicengineforfuturegrowth.Thechallengefuturegrowth.Thechallengeislearninghowtodealwithislearninghowtodealwiththeuniqueattributesofthesetheuniqueattributesofthesecenters.”UrbanLandcenters.”UrbanLandInstitute,July1997Institute,July1997TrendsPopulationPercentPopulationPercentAsianAsian--20012001PopulationPercentPopulationPercentAsianAsian--19901990CITYOFPLANO·J.D.WILSON&ASSOCIATES·LELANDCONSULTINGGROUPCITYOFPLANOCITYOFPLANOCITYOFPLANO···J.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATESJ.D.WILSON&ASSOCIATES···LELANDCONSULTINGGROUPLELANDCONSULTINGGROUPLELANDCONSULTINGGROUPBarrierstoReinvestmentMarketMarketPhysicalPhysicalFinancialFinancialRegulatoryRegulatory