2010 Market Analysis

Transcription

DELANO
RETAIL DEMAND ANALYSIS
Prepared for
City of Delano
March 2010
DELANO
Prepared for
City of Delano
Prepared by
McComb Group, Ltd.
March 2010
©Copyright 2010 McComb Group, Ltd.
TABLE OF CONTENTS
Chapter
Subject
Page
INTRODUCTION ...................................................................................................1
I
DELANO RETAIL AREAS....................................................................................3
Downtown................................................................................................................3
Highway Retail Area................................................................................................4
Accessibility.............................................................................................................5
Traffic Counts ..........................................................................................................6
Education .................................................................................................................6
II
COMPETITIVE SHOPPING AREAS ....................................................................9
Regional Shopping Influence...................................................................................9
Competitive Shopping Areas .................................................................................10
Other Communities................................................................................................10
Summary ................................................................................................................11
III
DELANO MERCHANT INTERVIEWS SUMMARY.........................................12
Where Do Your Customers Live or What Areas Do They Come From................12
Downtown Delano Respondents......................................................................12
Highway Respondents .....................................................................................12
Primary Strengths...................................................................................................12
Primary Weaknesses ..............................................................................................13
Other Businesses That Attract Customers .............................................................14
New Businesses for Delano ...................................................................................15
Retail Sales Trends Since 2002..............................................................................16
Plans For Changes to Business Within Next Three Years.....................................17
Changes That Would Improve Their Business ......................................................17
i
TABLE OF CONTENTS (continued)
Chapter
Subject
Page
Changes That Would Improve Retail Business For All Retailers In
Downtown Delano (Downtown Delano Respondents).......................................18
Changes That Would Improve Retail Business For All Retailers In
Delano (Highway Respondents) .........................................................................18
Other Comments ....................................................................................................19
Summary ................................................................................................................19
IV
CUSTOMER SURVEY.........................................................................................20
Summary ................................................................................................................25
V
DELANO TRADE AREAS...................................................................................27
Population and Households....................................................................................28
Household Income .................................................................................................29
Demographic Characteristics .................................................................................33
Purchasing Power...................................................................................................33
VI
DELANO RETAIL SALES AND MARKET SHARE .........................................38
Retail Sales.............................................................................................................38
Market Share..........................................................................................................38
Sales Potential........................................................................................................40
VII
RETAIL AND SERVICE POTENTIAL ...............................................................43
Retail Potential.......................................................................................................44
Current Trade Area Supportable Space .................................................................44
Community Trade Area Supportable Space ..........................................................47
Summary ................................................................................................................49
APPENDICES ....................................................................... Under Separate Cover
ii
LIST OF TABLES
Table
Title
Page
1
Delano Retail Areas .................................................................................................5
2
Delano Area Average Daily Traffic Counts ............................................................6
3
Delano: Downtown Retail Mix................................................................................7
4
Delano: Highway 12 Retail Mix ..............................................................................8
5
Delano Merchant Interview Participants ...............................................................12
6
Delano Customer Survey Participants: January 2010............................................20
7
Delano Customer Survey; January 2010: Survey Respondents by City of
Residence ............................................................................................................20
8
Delano Customer Survey; January 2010: Survey Respondents by Home Zip
Code ....................................................................................................................21
9
Delano Customer Survey; January 2010: Survey Respondents That Work
In Delano by City of Residence ..........................................................................21
10
Delano Customer Survey; January 2010: Survey Respondents by Reason
For Stopping........................................................................................................22
11
Delano Customer Survey; January 2010: Survey Respondents Reason For
Stopping by City .................................................................................................23
12
Delano Customer Survey; January 2010: Survey Respondents Reason For
Stopping by Business Category ..........................................................................24
13
Delano Customer Survey: January 2010: Survey Respondents by Gender...........25
14
Delano Customer Survey: January 2010: Survey Respondents by Day Of
Survey .................................................................................................................25
15
Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA
Population and Households: 1990 and 2000 Census; 2010 and 2015
Estimated.............................................................................................................28
16
Average and Median Household Income: 1990 and 2000 Census; 2010
And 2015 Estimated............................................................................................29
17
Household Income Distribution: 1990 and 2000 Census; 2010 and 2015
Estimated.............................................................................................................31
18
Household Income Distribution: 1990 and 2000 Census; 2010 and 2015
Estimated.............................................................................................................31
iii
LIST OF TABLES (continued)
Table
Title
Page
19
Delano Current Trade Area Demographic and Income Snapshot .........................34
20
Delano Community Trade Area Demographic and Income Snapshot...................35
21
Minneapolis-St. Paul MSA Demographic and Income Snapshot..........................36
22
Delano Current and Community Trade Areas Retail Purchasing Power;
2010 And 2015....................................................................................................37
23
Delano Retail and Services Sales: 1997 and 2002.................................................38
24
Delano Retail and Services Market Share: 2002 ...................................................39
25
City of Delano Market Share and Trade Area Sales..............................................40
26
Delano Current and Community Trade Areas Retail Purchasing Power,
Market Share and Sales Potential; 2010 By Merchandise Category ..................41
27
Delano Current and Community Trade Areas Retail Sales Potential and
Supportable Space; 2010 by Merchandise Category ..........................................42
28a
Delano Current Trade Area Convenience Goods Supportable Space By
Merchandise Category: 2010 And 2015 .............................................................44
28b
Delano Current Trade Area Shopping Goods And Other Retail Stores
Supportable Space By Merchandise Category: 2010 And 2015.........................45
28c
Delano Current Trade Area Service Supportable Space by Services
Category: 2010 And 2015...................................................................................46
29a
Delano Community Trade Area Convenience Goods Supportable Space By
Merchandise Category: 2010 And 2015 .............................................................47
29b
Delano Community Trade Area Shopping Goods and Other Retail Stores
Supportable Space By Merchandise Category: 2010 And 2015.........................48
29c
Delano Community Trade Area Services Supportable Space By Services
Category: 2010 And 2015...................................................................................49
iv
LIST OF MAPS
Map
Title
Page
1
Delano Retail Areas .................................................................................................3
2
Competitive Shopping Areas ...................................................................................9
3
Delano Current and Community Trade Areas .......................................................27
4
Delano Current and Community Trade Areas 2015 Household Density ..............30
5
Delano Current and Community Trade Areas 2015 Household Income:
Percent Above $75,000.......................................................................................32
v
INTRODUCTION
McComb Group, Ltd. was engaged by the City of Delano to conduct market analysis to
determine future demand for retail, food service, and service uses in Delano. The objective of
this engagement was to identify market potential for retail stores and services in Downtown
Delano and along Highway 12. Work tasks conducted during this engagement are summarized
below.
♦ Retail, food service, and service establishments in Downtown and along TH-12 were
identified and categorized by type to determine tenant mix and market orientation of each
retail area.
♦ Areas that are competitive with Delano retail areas were identified and evaluated.
Principal competitors were evaluated for anchor store and market orientation.
♦ Retail stores owners and/or managers in Delano shopping areas were interviewed to
obtain their impressions of retailing in Delano, the area from which they draw their
customers, and input on strengths and weaknesses, as well as identify what they think
should be done to improve business in Delano.
♦ Retail businesses in Delano were asked to participate in a survey of their customers to
determine where they live and work and why they shop at that business. Thirteen
businesses participated in this survey. The information provided was used to help
identify the primary trade area for Delano retailers and the amount of inflow patronage.
♦ The trade areas for Delano retail areas were delineated based on arterial road patterns,
competitive shopping areas, drive times, customer survey results, and McComb Group
experience. The economy of the trade area was analyzed to identify and quantify those
factors that generate support for retail and service establishments. Factors that were
evaluated include, but were not limited to: population, households, and household
income. Trade area growth trends were evaluated to determine residential growth
potential for target years of 2010 and 2015. Retail and service purchasing power of trade
area households was estimated using McComb Group’s proprietary purchasing power
model.
♦ Retail sales trends in Delano were examined to determine market share trends. This
included City of Delano retail sales for 1997 and 2002 from the Retail Census, updated
by McComb Group using local information and Minnesota sales tax records.
♦ Market demand for retail, food service, and service business establishments in Delano
was identified based on estimated trade area population and household growth taking into
consideration competitive impacts, trade area demographics, trade area purchasing
power, and estimated market share. Based on this analysis, future demand for retail, food
service, and service space was estimated by business type for Delano with its current
tenant mix and with a future discount store for 2010 and 2015.
1
This report contains the primary information needed to support the principal conclusions.
However, in a report of this nature, it is not possible to include all of the information that was
developed and evaluated. Any additional information will be furnished upon request.
Report Purpose
This report was prepared in accordance with our proposal dated November 24, 2009. This report
was prepared with the understanding that the results of our work will be used by the City of
Delano to identify additional retailers for Delano and as part of the comprehensive planning
process. Our report was prepared for that purpose and is subject to the following qualifications:
•
Our analysis did not ascertain the legal and regulatory requirements applicable to this
project including zoning, other state and local government regulations, permits and
licenses. No effort was made to determine the possible effect on the proposed project
of present or future federal, state or local legislation, or any environmental or
ecological matters.
•
Our report and analysis was based on estimates, assumptions and other information
developed from research of the market, knowledge of the industry and discussions
with the client. Some assumptions inevitably will not materialize and unanticipated
events and circumstances may occur; therefore, actual results achieved will vary from
the analysis.
•
Our analysis did not evaluate management’s effectiveness nor are we responsible for
future marketing efforts and other management actions upon which actual results are
dependent.
Our report is intended solely for the purpose described above and should not be used for any
other purpose without our prior written permission. Permission for other use of the report will be
granted only upon meeting company standards for the proposed use.
2
Chapter I
DELANO RETAIL AREAS
Delano has two distinct retail areas: the historic Downtown area and TH-12 corridor, as shown
on Map 1. Most of the recent retail development has occurred at the eastern end of the highway
retail area at the City’s eastern boundary. Downtown Delano and the Highway retail area both
offer a variety of goods and services for area consumers. These retail areas are shown on Map 1
and described below. Retail tenant mix is contained in Table 1.
Map 1
DELANO RETAIL AREAS
Downtown
The Downtown retail area is generally bounded by Railroad Avenue, Fourth Street South, Maple
Avenue North, and River Street North. Downtown Delano contains a mix of businesses with
seven retail stores, four food services, and 31 service establishments. Downtown convenience
retail includes Rieder Meat Market and Delano Floral & Gifts. Food service is represented by
three full service and one limited service restaurant. Downtown Delano has one apparel store,
two other shopping goods stores, and one pre-owned merchandise store. These apparel and
3
shopping goods stores (bridal shop, vacuum cleaner shop, and saddle shop) are specialized stores
that serve specific needs and are not typical comparison shopping stores.
Services, with 31 establishments, are a major presence in Downtown representing a diversified
mix of businesses. The largest categories are personal services and financial services with four
offices followed by insurance, medical, dental, and entertainment/recreation each with three
establishments. There are two personal care and professional services establishments and one
auto service establishment. Additionally, there are six other service establishments. Other
service destinations include the Delano Library, United States Postal Office and Delano City
Hall which are also located downtown. A detailed list of downtown business establishments is
contained in Table 3 at the end of this chapter.
Currently, Downtown Delano provides almost three times as many service establishments as
retail establishments. This large concentration of service establishments makes Downtown
Delano more of a destination than a shopping experience.
Downtown enjoys an attractive setting along the South Fork Crow River and offers some unique
shopping choices along with a variety of services. Downtown Delano has a wide variety of wellmaintained buildings, many of which appear to be 80 to over 100 years old. Store fronts on
many of the older buildings have been modified in ways that detract from their original design as
retail stores. For these buildings to be attractive to retailers, the store fronts will have to be
remodeled. Downtown is well maintained with clean streets and sidewalks, making Downtown
Delano an attractive retail location.
Highway Retail Area
The Highway retail area extends approximately two miles along TH-12 from 72nd Street on the
west to County Line Road. Delano Theater anchors the west end and Coborn’s anchors the east
end. Most of the new retail development has occurred at the east end. A Target discount store
has been proposed in Independence, just east of County Line Road.
There are 36 retail establishments in this area including five convenience retail, ten food service
(six full service and four limited service), four convenience/gasoline stores, four shopping goods,
three auto sales, two auto parts, and nine other equipment sales establishments. This area is
home to Coborn’s grocery store, which draws customers from the surrounding areas.
Service providers in the Highway retail area TH-12 total 42 establishments. The largest service
category for this area is financial services with seven establishments. Auto services, personal
care, and medical each have six establishments. Entertainment/recreation is represented by four
establishments, followed by business services and insurance with two establishments, and real
estate, dental and professional services each with one establishment. Highway retail area
business establishments are contained in Table 4 at the end of this chapter.
The highway retail area offers larger retail stores and also a large mix of service establishments
serving the area’s convenience needs and TH-12 travelers.
4
Table 1
DELANO RETAIL AREAS
Establishment Type
CONVENIENCE RETAIL
Food
Drug Store
Liquor
Hardware
Floral
FOOD SERVICE
Full Service
Limited Service
CONVENIENCE/GASOLINE
Convenience/Gasoline
SHOPPING GOODS
Variety/Dollar
Apparel/Accessories
Other Shopping Goods
Pre-Owned Merchandise
AUTOMOTIVE
Auto Sales
Auto Parts
Other Equipment Sales/Marine
Subtotal
SERVICES
Auto Services
Personal Care
Personal Services
Business Services
Financial
Real Estate
Insurance
Medical
Dental
Entertainment/Recreation
Professional Services
Other Services
Subtotal
TOTAL
Downtown
Hwy 12
Total
1
2
1
1
1
3
1
1
1
1
6
4
9
5
4
4
1
1
2
1
2
4
1
3
2
4
2
9
48
1
3
1
1
2
1
1
9
11
37
1
2
4
6
6
4
3
3
3
3
2
6
31
42
2
7
1
2
6
1
4
1
6
42
79
7
8
4
2
11
1
5
9
4
7
3
12
73
121
Source: McComb Group, Ltd.
Accessibility
Delano is served by seven highway routes that extend into its trade area. TH-12 runs east/west
through the City of Delano and is a primary route to the Twin Cities Metropolitan Area from the
west. TH-12, Delano’s highest volume highway, runs along the western edge of downtown.
Recent construction in the TH-12 corridor includes bridge replacements and widening of TH-12,
5
allowing for more efficient travel through town. Delano is served by five county highway that
provide additional access from the north, east, south and west.
Traffic Counts
Traffic counts are highest on TH-12 which enters Delano from the north and turns east at County
Road 30 (Woodland Road), continuing east to the Twin Cities. This trunk highway is the most
heavily traveled local route in Delano with 18,500 average daily trips east of River Street and
15,900 average daily trips from Ebersole Avenue to River Street, as shown on Table 2. This
indicates that about 2,600 vehicles entered or left TH-12 at River Street. These traffic counts
were recorded in 2008, prior to construction on TH-12.
Table 2
DELANO AREA AVERAGE DAILY TRAFFIC COUNTS
Location
2000
2004
2008
9,800
12,000
13,500
12,500
15,500
18,200
12,200
15,900
18,500
River Street
Maple Ave. to Bridge Ave.
Bridge Ave. to St. Peter St.
St. Peter St. to Babcock Blvd.
5,300
5,200
2,500
4,400
2,700
1,700
4,600
2,800
1,750
Bridge Ave.
TH-12 to River St.
5,300
4,900
4,900
TH-12
North of Ebersole Ave.
Ebersole Ave. to River St.
East of River St.
Source: Minnesota Department of Transportation.
In general, traffic counts have been increasing in Downtown Delano since 2004. TH-12 has seen
the highest increase; however, average daily traffic counts on River Street through downtown
Delano are also increasing. Average daily traffic counts for River Street in Downtown Delano
decreased from 2000 to 2004; however, they rebounded between 2004 and 2008. In 2004,
average daily traffic counts on River Street from Maple Avenue to Bridge Avenue were 4,400
and increased to 4,600 in 2008. Traffic counts on River Street from Bridge Avenue to St. Peter
Street also increased (100 daily trips), from 2,700 trips in 2004 to 2,800 in 2008. The highest
increase in trips was on the section of River Street north of Bridge Avenue.
Education
Delano is fortunate that all its school district educational facilities are located in Delano.
Elementary, middle, and high schools have an enrollment of about 2,250 students. Two
parochial schools, St. Peter’s and Mount Olivet, have additional enrollment. In addition to the
educational role these schools attract parents for school events. Athletic events attract parents
from other communities that also represent potential customers.
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Table 3
DELANO: DOWNTOWN RETAIL MIX
AS OF DECEMBER 18, 2009
CONVENIENCE RETAIL
Food
Rieder Meat Market
Floral
Delano Floral & Gifts
SERVICES (Continued)
Financial
Conner’s Tax & Bookkeeping Services
Ameriprise Financial
Matter Reuter CPA’s Ltd.
Edward Jones
Insurance
The New York Life Co.
American Family Insurance
Simply Benefits
Medical
Onsite Medical Services Inc
Delano Chiropractic Clinic
Meyer Chiropractic Clinic
Dental
McLean Dental
Delano Dental
Delano Orthodontics
Curves
Core Fit Motion
Tae Kwon Do
Professional
MacLean Law office
Grinley & Tukua Attorneys at Law
Other Services
Delano Diesel
The Delano Eagle
Delano Area Chamber of Commerce
The Plumbery -- Ditty’s
Cutting Edge Construction Inc.
USAquatics
FOOD SERVICE
Full Service
Three Crows Coffee house
Juke Box Restaurant
Dave’s Town Club
Limited Service
Linnie’s Ice Cream
SHOPPING GOODS
Apparel and Accessories
Jewel’s Bridal Boutique
Schnell’s Saddle Shop
Olson’s Kirby Company
Pre-Owned Merchandise
Love in the name of Christ Heartland
AUTOMOTIVE
Auto Sales
G & G Auto Sales
SERVICES
Auto Services
Jaunich Tire Company
Personal Care
Stein's Barber Shop
Downtown Beauty Salon
Personal Services
Linda’s Photography
McDonalds Studio of Photography
Room to Breathe
Iten Funeral Home
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Table 4
DELANO: HIGHWAY 12 RETAIL MIX
AS OF DECEMBER 18, 2009
CONVENIENCE RETAIL
Food
Coborn’s
Peterson Produce
Drug Store
CVS Pharmacy
Liquor
Delano Wine & Spirits
Hardware
True Value Hardware
SERVICES
Auto Services
Absolute Automotive Services
Expert towing and Repair Inc.
Express Care Valvoline Oil Change
Janzen’s Auto Body
JC's Auto Body & Paint
Personal Care
Eye Spa Nails
Great Clips
Fantastic Sam’s
New Attitudes Salon
Bella Salon
Doreen’s Hair Design
Business Services
Delano Sign Shop
Vital Signs
Financial
State Bank of Delano
Delano Financial Center
Crow River State Bank
Midwest Mortgage Consultants
Pilarski, Sinkel &Hankes Ltd. CPA
Bankwest Mortgage
Metro West Title
Real Estate
ReMax Realty
Insurance
State Farm Insurance
David Witt Farmers Insurance
Medical
Pro Rehab
Delano Eye Clinic
Ridgeview Delano Clinic
Rinne Chiropractic Clinic
Professional Counseling Center
Delano Veterinary Clinic
Dental
Magraw Dental
Delano Theater
Doc Holliday’s Bowling & Restaurant Eatery
Full Circle Fitness
Snap Fitness
Professional
Milovitz Gallop & Milovitz
Other Services
Star Seekers Production
Delano Printing
SAHKO Electric Co.
Delano Rental
South Storage
Abbie Lake Kennels
FOOD SERVICE
Full Service
Applebee’s
Pizza Ranch
Edie Mae’s Eatery
Pete’s Pizza
Chunmee Chinese Restaurant
El Savador Mexican restaurant
Limited Service
McDonald’s
Subway
Dairy Queen
Peppermint Twist (seasonal)
CONVENIENCE/GASOLINE
Convenience/Gasoline
Flippin Bill’s
Holiday Gas Station (east Hwy 12)
Holiday Gas Station (west Hwy 12)
Shell Gas Station
SHOPPING GOODS
Variety/Dollar
Loopy’s Dollar Store
Apparel/Accessories
Bagy Jo
All Seasons Sports
Equine Impressions
AUTOMOTIVE
Auto Sales
D & T Auto Sales
Star West Quality GM
Doran Auto Sales
Auto Parts
NAPA Auto Parts
CarQuest Auto Parts
Other Equipment Sales/Marine
Loufegers Racing Equipment
Honda Power Equipment
Foster Brothers Marine
Brinkman’s Trailer Sales
Anchor Marine Repair
Delano Sports Center
Harley Davidson
Ault Marine
Fiber Graphing Boat Works Inc.
8
Chapter II
COMPETITIVE SHOPPING AREAS
Delano is the major shopping destination within its trade area. Delano businesses also compete
with nearby communities and major shopping destinations outside the trade area. These
shopping areas provide various levels of convenience and shopping goods to residents within
their trade areas. These competitive retail areas also affect the trade area for Delano.
Competitive shopping areas are shown on Map 2 and summarized below.
Map 2
COMPETITIVE SHOPPING AREAS
Regional Shopping Influence
The nearest regional shopping areas are located in the western suburban areas of the
Minneapolis-St. Paul Metropolitan Area. The Ridgedale shopping area is most convenient to the
Delano area. This shopping area includes Ridgedale Center as well as adjacent shopping centers
and retail stores. Ridgedale Center (1,040,000 square feet) is anchored by Macy’s, JCPenney,
and Sears. Other major stores in this area include Target, Byerly’s, Best Buy, and Toys R Us.
While this regional shopping area does not directly compete with many of the stores in Delano, it
does influence the shopping potential of the area.
9
Competitive Shopping Areas
Delano retail and service establishments are competitive with a variety of sub-regional shopping
areas including Buffalo, Waconia, Hutchinson, and Litchfield. These communities have
attracted big box retail and created sub-regional draw with their large concentration of retail and
service offerings. These sub-regional shopping areas are described below:
♦ Buffalo is a rapidly growing community located about 12 miles north of Delano.
Downtown Buffalo and the Buffalo Highway retail area both offer a variety of goods and
services for area consumers. While the Highway area offers big box retail and a large
number of medical services, Downtown Buffalo has the largest concentration of specialty
shops, some of which are “First Thursdays” establishments, providing a unique shopping
experience for area consumers as well as visitors. Major retail establishments located in
Buffalo include Walmart Supercenter, Target, Cub Foods and Menards, which attract
consumers from a large area and create a regional draw for Buffalo.
♦ Waconia has two retail areas (Downtown and Highway) which provide almost 200
business establishments offering a variety of goods and services. Increased population
growth has spurred development along TH-5, creating opportunities for retail
development. A recent addition to the TH-5 retail area includes a new Target store with
room for adjacent retail. Other major retail in Waconia include: Mackenthun’s County
Market, Waconia Farm Supply, and Hardware Hank.
♦ Hutchinson, a town of almost 15,000 people, has attracted a number of big box retailers
including Target, Walmart Supercenter, Menards, and Cashwise. Another regional draw
is the Hutchinson Mall anchored by JCPenney and includes over 20 additional stores.
These retail concentrations along with variety of other retail and service establishments,
makes Hutchinson a regional draw for consumers in surrounding small communities.
♦ Litchfield, with a population of 7,000 people, is located on TH-12 approximately 36
miles from Delano. Major retail in Litchfield includes: Walmart Supercenter,
Economart, Hardware Hank, Save-A-Lot and Family Dollar.
These communities offer strong competition because they have attracted larger supermarkets and
general merchandise stores such as Target, Walmart, and JCPenney, and home centers.
Other Communities
Neighboring small communities provide limited competition to Delano due to their smaller
commercial base. These communities include Cokato, Dassel, Howard Lake, Winsted, Maple
Plain, Watertown, Montrose, and Waverly.
♦ Cokato is home to about 3,000 people and is located approximately 20 miles west of
Delano on TH-12. Cokato has a large selection of retail stores and services, including a
grocery store, pharmacy and hardware store. These retail and service establishments
serve the convenience shopping goods needs of area consumers.
10
♦ Dassel is a small rural community of about 1,400 people located 28 miles west of Delano
on TH-12. As typical of most small towns, Dassel contains a convenience grocery store
and limited convenience retail and service offerings.
♦ Howard Lake is located about 15 miles west of Delano on TH-12. Population for this
community is about 2,150 people. Residents of Howard Lake have limited options for
shopping goods and services.
♦ Winsted is a small rural community of about 2,000 people located about 15 miles
southwest of Delano. Like many of the other communities of this size, the retail stores
are primarily convenience-oriented and include a supermarket, pharmacy, hardware store
and a florist. Winsted offers a large number of service businesses.
♦ Maple Plain is located on TH-12 about six miles east of Delano. Maple Plain is a small
community of about 2,100 people and is served by a small selection of retail and service
establishments that provide convenience to area residents. Maple Plain Food Center,
including a grocery store and pharmacy, anchors a retail strip center on TH-12.
♦ Watertown is a community of about 3,000 people located southwest of Delano.
Watertown has over 60 business establishments, primarily convenience-oriented. The
largest retailers include a grocery store and a hardware store. Watertown offers a number
of shopping goods merchants and a large selection of food service establishments. The
largest service categories are medical, personal care, and auto services.
♦ Montrose is a small, bedroom community of about 2,800 people, located about eight
miles west of Delano on TH-12. This community offers very limited retail and service
offerings for area residents, retail offerings are dominated by food service establishments.
♦ Waverly is a very small community located about ten miles west of Delano on TH-12
and only 2.5 miles west of Montrose. This community, with less than 1,000 people,
provides less than 30 retail and service options for area consumers. Area residents must
travel outside of their community to have their shopping needs met.
Summary
Competition for Delano retail and service establishments is provided by neighboring
communities providing convenience goods stores and convenience services. These communities
provide limited options for area consumers and they continue to grow their retail offerings
slowly as their population increases. However, these communities currently only serve limited
convenience needs of area consumers.
11
Chapter III
DELANO MERCHANT INTERVIEWS SUMMARY
Interviews were conducted with 24 Delano area business owners or managers. There were 12
Downtown businesses and 12 Highway businesses that participated. A list of the interview
participants is included in Table 5. The primary purpose of these interviews was to determine
opinions related to the strengths and weaknesses of each area and solicit ideas and opinions
regarding changes to retail within Delano. All responses are verbatim and reflect the
respondents’ personal opinions; they were not screened for accuracy.
Table 5
DELANO MERCHANT INTERVIEW PARTICIPANTS
Downtown
Highway
Dave's Town Club
Schnell's Saddle Shop
Juke Box Restaurant
Delano Dental
Delano Floral & Gifts
Jewel's Bridal Boutique
Meyer Chiropractic Clinic
McDonald's Studio of Photography
Rieder Meat Market
Stein's Barber Shop
McLean Law Office
Janzen's Auto Body
CarQuest Auto Parts
True Value Hardware
All Season's Sports
CVS Pharmacy
Dairy Queen
Holiday Gas Station West
Loopy's Dollar Store
Pizza Ranch
Coborn's
Star West
WHERE DO YOUR CUSTOMERS LIVE OR WHAT AREAS DO THEY COME FROM
Downtown Delano Respondents
Four of the Downtown businesses stated that the customers they see are generally from within
the City of Delano. Seven other businesses listed not only Delano but also the surrounding areas
such as Montrose, Waverly, Rockford, and Maple Plain. One business draws customers from a
25 mile radius.
Highway Respondents
Two of the respondents felt that most of their customers came from Delano; while the rest of the
businesses named the surrounding communities, such as Watertown, Montrose, Maple Plain,
Rockford, and as far as a 20 mile radius.
PRIMARY STRENGTHS
What are Downtown Delano’s Strengths for Your Business? (Downtown Delano Respondents)
When asked to describe the primary strengths of doing business in Downtown Delano, over onethird of the respondents felt that the small town charm, the scenic setting by the river and the
historic look was a strength for Delano. One of the businesses felt there were no strengths.
12
Other responses to the question “What are Downtown Delano’s strengths for your business?” are
listed below:
•
The City Hall is right across the street.
•
People know where everything is located.
•
Easy access from Highway 12.
•
Buildings have old character.
•
School in Delano is close by.
In general, these comments suggest that business owners have positive feelings about Downtown
Delano’s retail area. They continue to see Downtown Delano as a good location for them that
have many strengths.
What are Delano’s Strengths for Your Business? (Highway Respondents)
One-third of the Highway business owners interviewed mentioned access from Highway 12 and
visibility as a strength for doing business in Delano. Four of the 12 merchants mentioned the
loyalty of community to support business as a strength; while three respondents mentioned the
good schools as a strength for their business. Individual responses to the question “What are
Delano’s strengths for your business?” are listed below:
•
People in Delano support local businesses.
•
Delano still has a small town feel.
•
Higher income levels in Delano.
•
Proximity to the metro.
•
The new highway is nice.
•
Retail that is in town like the grocery store and restaurants.
Highway business owners enjoy the accessibility of their location for the growing community
and appreciate the community’s willingness to support local businesses.
PRIMARY WEAKNESSES
What are Downtown Delano’s Weaknesses for Your Business? (Downtown Delano
Respondents)
When asked to describe the weaknesses of doing business in Downtown Delano, half of the
business owners interviewed felt that the lack of retail or entertainment in the Downtown area
was the biggest weakness. Two respondents mentioned empty buildings and vacancies as the
biggest weakness; while two other merchants felt there were too many service businesses in the
Downtown area. Other respondents are concerned about the “look” of Downtown and the hours
of operation. Some verbatim responses to this question are included below:
•
The town shuts down at 5:00.
13
•
Lack of advertising the Downtown businesses.
•
No signage to Downtown and only two ways to get there from the highway.
•
Many people don’t know where Downtown Delano is.
•
Not enough foot traffic. Not enough retail.
•
Too service orientated.
•
The look of Downtown is very old looking.
There were a variety of issues and concerns from Downtown Delano business owners; however,
the most frequently noted concern is the lack of retail stores in the Downtown area.
What are Delano’s Weaknesses for Your Business? (Highway Respondents)
One-fourth of the Highway business owners interviewed felt that there were no weaknesses for
their business in Delano. Three merchants mentioned issues with supporting small business such
as too many ordinances, the expense of doing business, and difficult communication with the
City. Two respondents felt that the recent highway construction was a weakness; while two
other merchants felt that lack of a big box retailer was a weakness for Delano. Other individual
opinions are listed below:
•
No big box that attracts people to stay in town and shop.
•
This is a bedroom community.
•
Not very conducive to supporting small business.
•
Not enough business in town.
OTHER BUSINESSES THAT ATTRACT CUSTOMERS
When asked, “Are there other businesses in Delano that attract customers that shop at your
store?” one-third of the respondents mentioned Dave’s Town Club; while two others said that the
City Hall attracts customers. Two respondents felt that the hardware store attracted customers to
their stores before it moved out to the highway. Two other respondents did not feel there were
any other businesses that attracted customers to their stores. Other businesses mentioned were:
•
Juke Box
•
Photography Store
•
Financial Planners
•
Three Crows Coffee Shop
Highway Respondents
When asked, “Are there other businesses in Delano that attract customers that shop at your
store?” one third of the respondents said that Coborn’s is a business that attracts customers to
shop at their stores. Two merchants mentioned the State Bank; while another two respondents
mentioned Star West as businesses they feel draw customers. One of the businesses stated that
14
they felt all the businesses work together to refer to one another. Other businesses mentioned
were:
•
Donahue’s Harley Store
•
Jaunich Tire
•
Lou Fetger’s
•
NEW BUSINESSES FOR DELANO
When asked “What types of business would you like to see in Downtown Delano?”
overwhelmingly, respondents asked for “more retail”. Two respondents felt that there needed to
be more places for people to want to come and walk the streets and spend time Downtown.
Three merchants felt that Downtown Delano could benefit from an antique store; while two
respondents mentioned a clothing store would be a nice addition. Two business owners felt that
there are more than enough services in the Downtown area. Other ideas mentioned were:
•
Movie Theater
•
Hardware Store
•
Convenience Store
•
Pool Hall
•
Gift Shop
The following opinions were also offered:
•
Something where people could walk the streets and shop.
•
Active businesses that would stay open until 8:00 or 9:00 o’clock.
•
Get rid of the office space and get more retail.
•
Stores like Lillian’s in Buffalo.
Highway Respondents
When Highway retail business owners were asked “What types of new businesses would you
like to see in Delano?” over half of the respondents mentioned the need for a big box store like a
Target. Two respondents felt that Delano needed a hotel. The other ideas mentioned were:
•
A sporting goods store
•
Farm/Agriculture store
•
Home Depot
•
Mills Fleet Farm
15
Other suggestions offered:
•
More industry to support jobs and keep people in town.
•
Would like to see something unique besides a Target, something that brings people in
from other communities.
Overall, survey respondents would like to see a variety of retail offerings within Delano; with the
main emphasis on a big box retailer to keep the shoppers in town.
RETAIL SALES TRENDS SINCE 2002
Five of the 12 respondents have seen increases in their sales since 2002, with the average
increase being ten percent. Retailers attributed these increases to the following:
•
Location near the school.
•
Consistency in business.
•
Longevity and growth in Delano.
Six respondents reported decreasing sales. Four of those respondents had experienced an
increase in sales up until the past four years where they started to see decreases. The decreases
range from five to 35 percent. Five of the six merchants who saw decreases felt the economy
was the reason for the decrease in sales. Other explanations given for the decrease in sales are:
•
No more homes being built in the area.
•
Recent road construction.
•
Decline of Downtown.
Highway Respondents
Fifty percent of Highway business respondents have seen a decrease in sales since 2002. Most
of the respondents cited road construction and the economy as being the factors that attributed to
the decline. One of the respondents stated that business had dropped 15 percent during the
recent road construction and that the business was still trying to recover. Another stated that
their business is now slowly increasing since the road opened up.
Four of the respondents stated that their sales trends have been increasing since 2002. One
business acknowledged that although they have experienced increases since 2002, during the
road construction that increase was much lower than in previous years. Some other causes for
the increases were listed as:
•
Better merchandising and layout of the store.
•
New homes brought in more people.
•
Since the highway is done it is more user friendly.
16
Many of the retailers in Delano experienced a negative affect on their business due to the
construction on the highway; however, the economy also played a part in the decline for some
retailers.
PLANS FOR CHANGES TO BUSINESS WITHIN NEXT THREE YEARS
Five of the respondents did not have any plans for changes in the next three years. Two
respondents are planning on marketing and advertising changes to increase their business; while
another two are planning to do some remodeling changes to their business. One business owner
is looking to cut back on hours. Other responses to this question are listed below:
•
Social networking and more online marketing.
•
Plan to make more money.
•
There are always changes
Highway Respondents
Fifty percent of the 12 respondents did not have any changes planned for the next three years.
Two respondents are planning on remodeling or adding on to their space.
In general, Delano businesses are continuing to look for ways to improve their business by
making changes to their current operations. There are a few retailers in both areas that want to
expand their facilities, which is encouraging.
CHANGES THAT WOULD IMPROVE THEIR BUSINESS
When asked what could be done to improve their business, Downtown business respondents had
varying responses:
•
Advertising (6 respondents).
•
Economy improvement (2 respondents).
•
More space (2 respondents).
•
Signage to Downtown from the highway.
•
Increase awareness of Downtown Delano.
•
New website.
Highway Respondents
When Highway business owners were asked what could be done to improve their business, onefourth of the respondents stated that more room or an additional space would help business. Two
respondents cited that remodeling changes would improve their business. Other responses to this
question include the following:
•
Economy to steady.
17
•
More retail in town.
•
Thought the highway construction would help but it has not.
•
Diversity.
CHANGES THAT WOULD IMPROVE RETAIL BUSINESS FOR ALL RETAILERS IN
DOWNTOWN DELANO (Downtown Delano Respondents)
When Downtown Delano business owners were asked for ideas or changes that would improve
the general state of retail in Downtown Delano for all Downtown retailers, the improvement that
was mentioned most often was: marketing the Downtown businesses to get foot traffic into the
Downtown area. Other responses to this question varied in nature and are listed below:
•
Signage on Highway 12 to let people know about the businesses Downtown.
•
Special downtown events.
•
Shop local campaign.
•
Bring in a destination business.
•
Aesthetic improvements.
•
City could work with other businesses instead of driving them away with high costs.
CHANGES THAT WOULD IMPROVE RETAIL BUSINESS FOR ALL RETAILERS IN
DELANO (Highway Respondents)
Delano Highway business owners were asked for their ideas of changes that would improve the
general state of retail in Delano for all retailers. The Highway merchants had varying responses:
•
More advertising for Delano.
•
Sign on highway directing people to Downtown. The construction took away good
access to the Downtown.
•
More unique shops to draw people to Delano.
•
Put in a big box quick before a neighboring town does.
•
Bigger stores to keep people here.
•
Worry about building business instead of building homes.
•
Work with employees on customer service.
OTHER COMMENTS
As a final question, the business owners were asked if they had any further comments or
questions. Respondent verbatim responses are reported below:
•
Wish that businesses were not going to the highway.
•
Wish that Delano could be successful like Buffalo.
18
•
Too many people own buildings that don’t keep them up. Maybe the city should
enforce that.
•
Everyone is supportive; it is just getting things done.
•
Love Delano.
Highway Respondents
•
City Council puts a lot of effort into Downtown that is dying. Maybe Delano should
focus on where retailers want to be.
•
Find other cities that have figured it out and try to emulate that.
•
Sign ordinance is a waste of time.
•
Need positive moving forward thinking.
SUMMARY
The purpose of this survey was to determine the respondents’ opinions and perceptions of being
a business owner in Delano. In general, both Downtown retailers and Highway retailers enjoy
their locations within Delano; and each of these retail areas have unique positives and negatives
that are specific to their area. Downtown retailers benefit from the historic charm of the
downtown while Highway retailers say they benefit from the visibility and access on Highway
12, as well as the community support within Delano and the surrounding communities.
According to the survey respondents, each of the retail areas has their own advantages and
disadvantages; although both areas agree that they would like to see more retail choices within
Delano. While Downtown retailers would like to see more retail in general, the Highway
businesses would more specifically like to see a big box retailer.
There were an equal number of Highway and Downtown respondents that have seen sales
decreases since 2002. Overwhelmingly, business respondents attributed the reasons for these
decreases on the recent road construction and the current economy. Over half of all of the
respondents are not planning to make changes to their business over the next three years
although some businesses mentioned changes in the form of remodeling and advertising. In
addition to the changes that retailers plan to make, the respondents felt that the City of Delano
should concentrate on attracting more retail business.
19
Chapter IV
CUSTOMER SURVEY
Retail and service businesses in Delano were asked to conduct a brief survey of their customers
as part of this study. Four Downtown businesses and nine Highway businesses participated in
this survey to determine home address, work zip code, and trip purpose of their customers.
Businesses that participated in the survey are listed in Table 6 and are separated into groups
according to their location: Downtown and Highway. These business participants collected
information from 2,874 respondents: 893 from Downtown and 1,981 from the Highway retail
area, which provide important information on Delano’s customer base.
Table 6
DELANO CUSTOMER SURVEY PARTICIPANTS
JANUARY 2010
Downtown
Highway
Delano Library
Dept. of Motor Vehicles
Juke Box
Three Crows
Star West Chevrolet
Star West Honda
Absolute Auto
Valvoline Express Care
Snap Fitness
Crow River State Bank
NAPA
Coborn's
Results from the Delano customer survey were used to determine Delano’s trade area. Almost
90 percent (88.5 percent) of Downtown survey respondents live within Delano’s trade area and
86 percent of Highway respondents live in the trade area. Survey results by city, shown in Table
7, indicate that 67 percent of Downtown respondents live in Delano; while 57 percent of the
Highway business respondents recorded Delano as their home address. This indicates that both
Downtown and the Highway retail businesses attract a significant portion of their patrons from
outside Delano.
Table 7
DELANO CUSTOMER SURVEY; JANUARY 2010
SURVEY RESPONDENTS BY CITY OF RESIDENCE
City
Trade Area
Delano
Montrose
Maple Plain
Rockford
Watertown
Independence
Waverly
Loretto
Greenfield
Minnetrista
Other (incl. townships)
Subtotal
Inflow
Downtown
Number
Percent
601
79
21
20
17
13
18
4
3
14
790
67.3 %
8.8
2.4
2.2
1.9
1.5
2.0
0.4
0.3
1.6
88.5 %
1,125
127
118
109
89
49
32
15
12
4
26
1,706
56.8 %
6.4
6.0
5.5
4.5
2.5
1.6
0.8
0.6
0.2
1.3
86.1 %
95
10.6 %
262
13.2 %
8
0.9 %
13
0.7 %
893
100.0 %
1,981
100.0 %
No Response
Total
Highway
Number
Percent
20
Home zip codes of survey respondents were evaluated to help determine the draw of both
Downtown Delano and the Highway retail area, in the event retailers choose to market to specific
zip codes. The specific zip codes, along with customer distribution, are shown in Table 8.
Table 8
SURVEY RESPONDENTS BY HOME ZIP CODE
Downtown
Number
Percent
Home Zip Code
Trade Area
55328 - Delano/Independence
55363 - Montrose
55359 - Maple Plain/Minnetrista/Independence
55373 - Rockford/Greenfield
55388 - Watertown
55390 - Waverly
55357 - Loretto/Independence/Greenfield
55364 - Minnetrista
Subtotal
Inflow
No Response
Total
Highway
Number
Percent
601
79
30
22
17
18
7
14
788
67.3 %
8.8
3.4
2.5
1.9
2.0
0.8
1.6
88.2 %
1,125
127
164
119
89
32
22
1
26
1,705
56.8 %
6.4
8.3
6.0
4.5
1.6
1.1
0.1
1.3
86.1 %
94
10.5 %
261
13.2 %
11
1.2 %
15
0.8 %
893
100.0 %
1,981
100.0 %
Only 369 respondents, 12.8 percent, divulged a work zip code. Of the Downtown respondents
that provided work zip codes, 71 percent live in Delano indicating that 29 percent live elsewhere,
as shown in Table 9. In the Highway area, 75 percent of the Delano employee respondents live
in Delano and 25 percent live elsewhere. This indicates that workers in Delano also live in
Delano.
Table 9
SURVEY RESPONDENTS THAT WORK IN DELANO BY CITY OF RESIDENCE
City
Trade Area
Delano
Montrose
Maple Plain
Rockford
Watertown
Independence
Waverly
Loretto
Greenfield
Subtotal
Downtown
Number
Percent
96
13
3
1
119
71.1 %
9.6
2.2
0.7
2.2
1.5
0.7
88.1 %
176
14
3
5
5
2
1
3
1
3
213
75.2 %
6.0
1.3
2.1
2.1
0.9
0.4
1.3
0.4
1.3
91.0 %
12
8.9 %
21
9.0 %
4
3.0 %
135
100.0 %
1
3
2
-
Inflow
No Response
Total
Highway
Number
Percent
21
234
-
%
100.0 %
Survey responses to the question: “Why did you stop here today?” are contained in Table 10.
Survey results show that Downtown Delano has a loyal consumer base with 70 percent of the
respondents considering themselves “regular customers” compared to 59 percent in the Highway
area. Highway retailers have the most customers that responded “close to home” with 71.6
percent compared to 63.8 percent of Downtown respondents. Shoppers that visited a retailer
while running errands were 20.7 percent in Downtown compared to 17.6 percent of Highway
respondents. Almost 20 percent of Downtown respondents shopped because it was “close to
work”, demonstrating that the Downtown retail area draws customers from the area’s businesses.
Responses for “driving by” and “other” are typical of response levels in other surveys.
Table 10
SURVEY RESPONDENTS BY REASON FOR STOPPING
Reason
Close to Home
Close to Work
Driving By
Running Errands
Regular Customer
Other
Total Respondents
Downtown
Number
Percent
561
171
121
182
614
125
880
63.8 %
19.4
13.8
20.7
69.8
14.2
98.5 %
Highway
Number
Percent
1,375
302
295
339
1,134
125
1,921
71.6 %
15.7
15.4
17.6
59.0
6.5
97.0 %
Reasons for stopping by city for Downtown respondents, shown in Table 11, shows that the
response “close to home” is high for communities that are located close to Delano, such as
Maple Plain, Watertown, and Greenfield. Communities with high “regular customer” rankings
included Delano, Watertown, Independence, Waverly, Montrose, and Loretto. “Running
errands” response from Downtown retail respondents living in the trade area was 22.3 percent
and “driving by” responses were 14.2 percent. Interestingly, 22 percent of the inflow shoppers
felt Downtown was “close to home” and 46.6 percent were regular customers.
Of the Highway trade area respondents, “close to home” responses ranged from 41.7 percent to
85.9 percent with an average of 77.2 percent. Twenty-two percent of the respondents living
outside the trade area considered their retailer “close to home”. “Regular customer” responses
from trade are residents ranged from 45.9 percent to 64.4 percent with an average of 59.5
percent. Forty-five percent of inflow respondents were “regular customers”. A majority of
survey responses indicate that both Downtown and Highway businesses are “close to home” and
have a large base of regular customers.
Reasons for stopping by business category, contained in Table 12, show that two Highway area
businesses--financial and entertainment/recreation--have very high “regular customer” responses
of 91.7 percent and 81.7 percent, respectively. Highway businesses with “regular customer”
responses between 50 and 75 percent include auto parts, food, liquor, and auto sales. The
Downtown business “regular customer” responses for government offices and full service
restaurants were 70.9 and 62.4 percent, respectively. Businesses in Downtown and the Highway
retail areas with high “close to home” responses (above 50 percent) include government offices,
full service restaurants, food, liquor, auto parts, and entertainment/recreation. Full service
restaurants have higher “regular customer” responses (62.4 percent) than “close to home” (52.0
22
23
Total
Inflow
1,375
58
966
78
82
71
41
40
14
7
5
13
1,317
561
Total
HIGHWAY
Trade Area
Delano
Montrose
Maple Plain
Rockford
Watertown
Independence
Waverly
Loretto
Greenfield
Minnetrista
Other
Subtotal
23
442
36
16
9
12
6
4
1
2
10
538
69.9 %
22.1 %
85.9 %
61.4
69.5
65.1
46.1
81.6
43.8
46.7
41.7
50.0
77.2 %
62.8 %
22.3 %
73.5 %
45.6
76.2
45.0
70.6
46.2
22.2
25.0
66.7
68.1 %
Close to Home
Number
Percent
Inflow
DOWNTOWN
Trade Area
Delano
Montrose
Maple Plain
Rockford
Watertown
Independence
Waverly
Loretto
Greenfield
Other
Subtotal
City
302
58
157
25
14
16
12
6
2
5
7
244
171
38
84
20
4
3
6
4
5
2
5
133
15.3 %
22.1 %
14.0 %
19.7
11.9
14.7
13.5
12.2
6.3
33.3
26.9
14.3 %
19.1 %
36.9 %
14.0 %
25.3
19.0
15.0
35.3
30.8
27.8
66.7
16.8 %
Close to Work
Number
Percent
295
92
98
46
13
12
13
3
11
2
5
203
121
9
75
23
3
6
1
3
1
112
15.0 %
35.1 %
8.7 %
36.2
11.0
11.0
14.6
6.1
34.4
16.7
19.2
11.9 %
13.5 %
8.7 %
12.5 %
29.1
14.3
35.3
7.7
16.7
14.2 %
Driving By
Number
Percent
339
44
187
23
25
21
11
15
5
1
3
1
3
295
182
6
143
16
5
4
2
1
5
176
17.2 %
16.8 %
16.6 %
18.1
21.2
19.3
12.4
30.6
15.6
6.7
25.0
25.0
11.5
17.3 %
20.4 %
5.8 %
23.8 %
20.3
23.8
20.0
15.4
5.6
22.3 %
Running Errands
Number
Percent
1,134
119
709
60
76
50
48
27
15
9
7
2
12
1,015
614
48
458
54
9
6
10
7
10
3
9
566
57.6 %
45.4 %
63.0 %
47.2
64.4
45.9
53.9
55.1
46.9
60.0
58.3
50.0
46.2
59.5 %
68.8 %
46.6 %
76.2 %
68.4
42.9
30.0
58.8
53.8
55.6
75.0
71.6 %
Regular Customer
Number
Percent
SURVEY RESPONDENTS REASON FOR STOPPING BY CITY
Table 11
125
37
39
6
14
11
6
5
2
3
1
1
88
125
35
56
14
2
4
5
4
1
1
3
90
6.4 %
14.1 %
3.5 %
4.7
11.9
10.1
6.7
10.2
6.3
20.0
25.0
3.8
5.2 %
14.0 %
34.0 %
9.3 %
17.7
9.5
20.0
29.4
30.8
5.6
33.3
11.4 %
Other
Number
Percent
1
1
3
60
13
2
47
-
-
-
35
2
3
13
1
1
12
-
8
1
1
1
%
3.0 %
5.0 %
3.1 %
1.6
2.5
3.4
3.1
6.7
7.7
2.8 %
1.5 %
1.0
1.3 %
1.3
4.8
5.0
7.1
1.5 %
No Response
Number
Percent
1,968
262
1,125
127
118
109
89
49
32
15
12
4
26
1,706
893
103
601
79
21
20
17
13
18
4
3
14
790
100.0 %
13.3 %
57.2 %
6.5
6.0
5.5
4.5
2.5
1.6
0.8
0.6
0.2
1.3
86.7 %
100.0 %
11.5 %
67.3 %
8.8
2.4
2.2
1.9
1.5
2.0
0.4
0.3
1.6
88.5 %
Total
Number
Percent
24
119
442
561
1,040
152
68
4
26
2
81
1,373
HIGHWAY
Food
Liquor
Auto Sales
Auto Parts
Auto Services
Financial
Total
72.2 %
68.8
43.6
80.0
49.1
16.7
87.1
69.3 %
52.0
66.6
62.8 %
Close to Home
Number
Percent
DOWNTOWN
Full Service Restaurant
Government Office
Total
Business Category
219
32
31
4
3
12
301
70
101
171
15.2 %
14.5
19.9
80.0
5.7
12.9
15.2 %
30.6
15.2
19.1 %
Close to Work
Number
Percent
231
42
10
2
4
4
293
20
101
121
16.0 %
19.0
6.4
40.0
7.5
4.3
14.8 %
8.7
15.2
13.5 %
Driving By
Number
Percent
258
56
14
1
6
4
339
26
156
182
17.9 %
25.3
9.0
20.0
11.3
4.3
17.1 %
11.4
23.5
20.4 %
Running Errands
Number
Percent
806
111
106
3
18
11
76
1,131
143
471
614
55.9 %
50.2
67.9
60.0
34.0
91.7
81.7
57.1 %
62.4
70.9
68.8 %
Regular Customer
Number
Percent
1
1
4
125
-
95
13
11
49
76
125
6.6 %
5.9
7.1
1.9
8.3
4.3
6.3 %
21.4
11.4
14.0 %
Other
Number
Percent
SURVEY RESPONDENTS REASON FOR STOPPING BY BUSINESS CATEGORY
Table 12
-
-
60
16
33
10
1
4
9
13
2.3 %
4.5
0.6
30.2
3.0 %
1.7
1.4
1.5 %
No Response
Number
Percent
1,441
221
156
5
53
12
93
1,981
229
664
893
72.7 %
11.2
7.9
0.3
2.7
0.6
4.7
100.0 %
25.6
74.4
100.0 %
Total
Number
Percent
percent) indicating they serve as destinations. High “close to work” responses (above 20
percent) were reported for full service restaurants and auto parts. Government offices, liquor,
and auto parts had “running errands” responses of over 20 percent.
Females were the most frequent survey respondent: 56 percent in Downtown and 52 percent in
the Highway retail area, as shown in Table 13. A large number of respondents, 9.0 percent and
16.6 percent in Downtown and Highway areas did not respond to this question. Some
respondents indicated both genders, which appears to reflect shopper parties of two or more.
Table 13
SURVEY RESPONDENTS BY GENDER
Downtown
Number
Percent
Gender
Female
Male
Both
Subtotal
No Response
Total
497
307
9
813
80
893
Highway
Number
Percent
55.7 %
34.4
1.0
91.0 %
9.0
100.0 %
1,029
609
14
1,652
329
1,981
51.9 %
30.7
0.7
83.4 %
16.6
100.0 %
Survey responses by day at Downtown businesses (Table 14) were highest on Monday, Tuesday,
Wednesday and Thursday ranging from 17.2 percent to 22.4 percent. Sunday had the lowest
responses (3.8 percent) due to some businesses being closed on Sunday. Highway retail area
ranged from a low of 6.9 percent (Saturday) to 21.6 percent (Monday).
Table 14
SURVEY RESPONDENTS BY DAY OF SURVEY
Day
Sunday
Monday
Tuesday
Wednesday
Thursday
Friday
Saturday
Subtotal
Missing Cases
Total
Downtown
Number
Percent
34
200
189
155
154
74
85
891
2
893
3.8 %
22.4
21.2
17.4
17.2
8.3
9.5
99.8 %
0.2
100.0 %
Highway
Number
Percent
233
427
282
237
316
186
137
1,818
163
1,981
11.8 %
21.6
14.2
12.0
16.0
9.4
6.9
91.8 %
8.2
100.0 %
Summary
Survey results indicate that businesses in Downtown Delano attract a higher proportion of their
customers from Delano than the Highway retail area. Downtown does attract about one-third of
its customers from outside Delano. The Highway retail area attracts 43.2 percent of its
customers from outside Delano.
25
Delano Highway retailers pull more customers from outside Delano, which reflects the strength
of its anchor stores and the benefits of highway traffic. The difference in trade area customers is
small, only 2.4 percent. These establishments serve the retail and service needs of trade area
residents and inflow customers from outside the immediate area. Improving the synergy
between these areas is important to strengthening Downtown Delano. Shoppers should be
encouraged to cross-shop retailers on one shopping trip in Downtown and the Highway area,
making Delano more of a destination.
26
Chapter V
DELANO TRADE AREAS
Two trade areas were delineated for Delano. The current trade area reflects the area presently
served by Delano businesses. The second trade area represents the area that would be served by
a community center anchored by a discount store, referred to as the community trade area. These
trade areas, shown on Map 3, were delineated by McComb Group based on the location of
competitive shopping areas, arterial road network, results of the Delano customer survey, and
previous experience.
Map 3
DELANO CURRENT AND COMMUNITY TRADE AREAS
The current trade area includes Delano, Independence, Maple Plain, Montrose, Rockford,
Watertown and Waverly with portions of Greenfield, Loretto, Medina and Minnetrista. The
current trade area also includes the Franklin Township and portions of the following townships:
Hollywood, Marysville, Rockford, Watertown and Woodland. This trade area extends south of
Delano to include Watertown, west to include Waverly, north to Buffalo and east to County
Road 19, or the city limits of Medina. The current trade area covers approximately 180 square
miles centered around Delano.
27
The community trade area extends south of Delano about eight miles to TH-7, west eighteen
miles to include Cokato, north seven miles to the city limits of Buffalo and east six miles to
County Road 19 or the Medina city limits. This trade area covers approximately 400 square
miles and includes the communities of: Delano, Cokato, Howard Lake, Independence, Loretto,
Maple Plain, Montrose, Rockford, Watertown, Waverly and Winsted with portions of
Greenfield, Medina and Minnetrista. The community trade area also includes the townships of
Franklin, Victor and Woodland, and portions of the following townships: Hale, Hollywood,
Marysville, Middleville, Rockford, Stockholm, Watertown and Winsted.
Population and Households
Population and household growth trends in Delano’s trade areas and the Minneapolis-St. Paul
MSA are shown in Table 15. Since 2000, Delano’s current trade area has been growing at a
faster rate than both the community trade area and the Minneapolis-St. Paul MSA.
Table 15
DELANO CURRENT AND COMMUNITY TRADE AREAS AND MINNEAPOLIS-ST. PAUL MSA
POPULATION AND HOUSEHOLDS
1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
Current
Trade Area
Population
1990
2000
2010E
2015E
Annual Growth Rate
1990-2000
2000-2010E
2010E-2015E
23,403
28,018
33,324
36,569
1.82 %
1.75
1.88
Households
1990
2000
2010E
2015E
Annual Growth Rate
1990-2000
2000-2010E
2010E-2015E
7,868
9,784
12,206
13,138
2.20 %
2.24
1.48
Community
Trade Area
MinneapolisSt. Paul MSA
36,097
42,408
49,039
52,270
2,539,961
2,968,806
3,279,095
3,442,837
1.62 %
1.46
1.28
12,231
14,878
18,030
18,892
1.98 %
1.94
0.94
1.57 %
1.00
0.98
959,904
1,136,615
1,280,735
1,335,492
1.70 %
1.20
0.84
E: Estimated.
Source: U.S. Census, Scan/US, Inc. and McComb Group, Ltd.
Delano’s current trade area population increased at an annual rate of 1.82 percent from 23,403
people in 1990 to 28,018 in 2000. Current trade area population growth rate decreased slightly
between 2000 and 2010 increasing at a 1.75 percent annual rate bringing population to 33,324 by
2010. Population is estimated to increase at an annual rate of 1.88 percent to 36,569 by 2015.
Household growth has been similar, increasing at a rate of 2.20 percent between 1990 and 2000
and an annual rate of 2.24 percent from 2000 to 2010. Households are estimated to increase
from 12,206 in 2010 to 13,138 by 2015, an annual growth rate of 1.48 percent.
28
Delano’s community trade area population and households, contained in Table 15 also include
the current trade area. Community trade area population and households are increasing at a
slightly slower rate than the current trade area. Between 1990 and 2000, community trade area
population increased from 36,097 to 42,408, a growth rate of 1.62 percent. Over the next ten
years, population increased at an annual growth rate of 1.46 percent, increasing to 49,039 in
2010. By 2015, community trade area population is estimated to increase to 52,270.
Community trade area households totaled 12,231 in 1990 and increased to 14,878 by 2000, an
annual increase of 1.98 percent. In 2010, households were estimated at 18,030. Households are
estimated to increase to 18,892 by 2015, an increase of 0.94 percent annually. Future household
density for 2015 in the Delano trades areas is shown on Map 4.
Household Income
Average household income in Delano’s current and community trade areas and Minneapolis-St.
Paul MSA are shown in Table 16. Average household income in 2010 in the current trade area
was $89,836 compared to $85,116 in the community trade area and $85,785 in the MinneapolisSt. Paul MSA. It is estimated that average household incomes for these three areas will continue
to increase through 2015, increasing Delano’s current trade area average household income to
$97,492 in 2015 and community trade area to $92,777.
Table 16
AVERAGE AND MEDIAN HOUSEHOLD INCOME
Current
Trade Area
Average Household Income
1990
2000
2010E
2015E
Median Household Income
1990
2000
2010E
2015E
Community
Trade Area
$
42,920
74,300
89,836
97,492
$
40,549
69,764
85,116
92,777
$
43,714
67,713
85,785
92,374
$
37,462
58,696
70,954
76,510
$
35,109
55,555
67,327
73,022
$
37,639
54,601
64,835
69,158
E: Estimated.
The proportion of Delano’s trade areas households with incomes above $75,000, $100,000 and
$150,000 are shown in Table 17. In 2010, households with incomes above $75,000 were 46.1
percent in Delano’s current trade area and 42.8 percent in the community trade area. Households
with incomes above $100,000 in 2010 were 27.5 percent in the current trade area and 24.8
percent in the community trade area.
29
Map 4
DELANO CURRENT AND COMMUNITY TRADE AREAS 2015 HOUSEHOLD DENSITY
St. Michael
Kingston
Buffalo
Co Rd 19
Co Rd 6 SW
-55
SR
Co Rd 3 SW
Hanover
Greenfield
Corcor
Rockford
Dassel
Cokato
Montrose
Howard Lake
60th St SE/US-12
Waverly
Loretto
SR-25
30
Delano
Medin
Independence
Maple Plain
Lon
Orono
2015 Household Density
Winsted
Current Trade Area
Watertown
Co Rd 92
Community Trade Area
Density per Sq.Mi
0 - 13
Map produced with Scan/US
SR-7
St. Bonifacius
Silver Lake
34 - 121
121+
Lester Prairie
2
Minnetonka B
Mound Spring Park
Tonka Ba
13 - 34
0
Minnetrista
4
6
Scale: 1" = 3.83 miles
New Germany
E
Shorew
Mayer
Co Rd 30
Victoria
Ch
© Copyright 2010 McComb Group, Ltd.
03/31/10
Table 17
HOUSEHOLD INCOME DISTRIBUTION: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
Current
Trade Area
Community
Trade Area
Households above $75,000
1990
2000
2010E
2015E
9.5 %
33.0
46.1
51.3
8.2 %
29.1
42.8
48.2
11.2 %
31.5
42.7
46.3
1990
2000
2010E
2015E
3.5 %
17.0
27.5
31.5
3.1 %
14.4
24.8
28.8
5.0 %
16.9
27.1
30.4
1990
2000
2010E
2015E
1.2 %
5.4
9.5
11.0
1.1 %
4.5
8.2
9.6
1.8 %
5.9
10.6
12.1
E: Estimated.
Delano’s community trade area has a large number of upper income households, as shown in
Table 18. In 2010, 7,708 households are estimated to have incomes above $75,000, which is
expected to increase to 9,091 in 2015. Households with incomes above $100,000 are estimated
at 4,461 in 2010 and are expected to increase to over 5,400 in 2015. Households with incomes
above $150,000 are estimated to total 1,817 in 2015.
Table 18
HOUSEHOLD INCOME DISTRIBUTION: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
Current
Trade Area
Community
Trade Area
1990
2000
2010E
2015E
742
3,219
5,624
6,729
988
4,328
7,708
9,091
107,692
357,670
546,411
618,161
1990
2000
2010E
2015E
274
1,658
3,348
4,131
376
2,134
4,461
5,437
47,905
192,041
346,622
406,316
1990
2000
2010E
2015E
91
530
1,152
1,449
134
666
1,472
1,817
17,263
67,087
135,775
162,044
E: Estimated.
31
Map 5
DELANO CURRENT AND COMMUNITY TRADE AREAS 2015 HOUSEHOLD INCOME: PERCENT ABOVE $75,000
St. Michael
Kingston
Buffalo
Co Rd 19
Co Rd 6 SW
-55
SR
Co Rd 3 SW
Hanover
Greenfield
Corcor
Rockford
Dassel
Cokato
Montrose
Howard Lake
60th St SE/US-12
Waverly
Loretto
SR-25
32
Delano
Medin
Independence
Maple Plain
Percent of Households
Current Trade Area
Lon
Orono
White: No Data
Industrial/Park/Cemetery
Winsted
Watertown
Co Rd 92
1 to 25% of HHs have
Incomes Above $75,000
Silver Lake
St. Bonifacius
Lester Prairie
2
4
6
Scale: 1" = 3.83 miles
Minnetonka B
Mound Spring Park
Tonka Ba
SR-7
0
Minnetrista
Map produced with Scan/US
New Germany
E
Shorew
Mayer
Co Rd 30
Victoria
Ch
© Copyright 2010 McComb Group, Ltd.
03/31/10
Distribution of households with incomes above $75,000 in 2015, shown on Map 5, demonstrates
that the more affluent households are distributed throughout the area with the highest
concentrations south and east of Delano in areas close to and around Lake Minnetonka including
Minnetrista, Mound, Minnetonka, and Orono.
Demographic Characteristics
Demographic characteristics for Delano’s trade areas and Minneapolis-St. Paul MSA are
summarized in the demographic snapshots contained in Tables 19, 20 and 21. These snapshots
contain census data for 1990 and 2000, as well as estimates for 2010 and 2015. These estimates
were provided by Scan/US, Inc., a source of Census comparable demographic information.
Significant characteristics of Delano’s trade areas include the following:
♦ In 2010, 29.9 percent of the population in the Delano current trade area was under the age
of 19, while a similar proportion (30.0 percent) of the community trade area population
was under the age of 19. By 2015, both the current and community trade areas are
expected to have 30.4 percent of the population under the age of 19.
♦ In 2010, 8.6 percent of the population in the Delano current trade area was over the age
of 65, which is expected to increase to 9.8 percent by 2015. Delano’s community trade
area has a slightly older population, with 10.0 percent of the population over the age of
65 in 2010, with expectations of an increase to 11.2 percent by 2015.
♦ By 2015, 51.3 percent of the current trade area and 48.2 percent of the community trade
area households are estimated to have incomes above $75,000.
♦ Current and community trade area median age was 36 in 2010 and is expected to increase
to 37 by 2015.
Additional demographic characteristics for Delano’s trade areas and Minneapolis-St. Paul MSA
are contained in Appendix A.
Purchasing Power
Retail sales potential for the Delano trade areas is based on estimated purchasing power and
market share that can be achieved from the trade areas. Retail sales from residents living outside
the trade areas are inflow sales. Purchasing power estimates of trade area residents are derived
from retail sales by store type as reported by the Census of Retail Trade in 1997 and 2002.
Retail sales for 2003 through 2010 were estimated using information available from the U.S.
Department of Commerce. Future purchasing power estimates are expressed in constant 2010
dollars and reflect projected household growth.
Purchasing power is based on the number of trade area households adjusted to reflect income
characteristics. Purchasing power, for the purpose of this analysis, includes retail categories that
are characteristic of tenants that could be located in Delano. The estimated retail purchasing
power summary tables for the Delano trade areas for 2010 and 2015 is shown in Table 22. The
purchasing power estimates used in this analysis are condensed from the full purchasing power
tables, which are contained in a separate Appendix. These estimates represent the potential
dollar sales for a broad range of retail stores generated by residents of each trade area.
33
Table 19
McComb
Group, Ltd.
DEMOGRAPHIC AND INCOME SNAPSHOT
Delano Current Trade Area
SNAPSHOT
Population
Households
Families
Per Capita Income
Average Household Size
Median Age
3/31/2010
1990 Census
23,403
7,868
6,203
$
14,518
$
37,462
$
42,920
2.94
30
2000 Census
28,018
9,784
7,515
$
26,194
$
58,696
$
74,300
2.83
35
TRENDS
Population
Households
Families
1990 - 2000
1.82 %
2.20
1.94
4.59
5.64
2010 Estimated
33,324
12,206
9,120
$
33,052
$
70,954
$
89,836
2.70
36
2015 Projected
36,569
13,138
9,774
$
35,161
$
76,510
$
97,492
2.76
37
Annual Percent Change
2000 - 2010
1.75 %
2.24
1.95
1.91
1.92
2010 - 2015
1.88 %
1.48
1.40
1.52
1.65
HOUSEHOLDS BY INCOME
Less than $15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 +
1990 Census
Number Percent
1,112
14.2 %
1,133
14.5
1,422
18.2
1,945
24.9
1,452
18.6
468
6.0
183
2.3
91
1.2
2000 Census
Number Percent
750
7.7 %
745
7.6
1,026
10.5
1,450
14.8
2,577
26.4
1,561
16.0
1,128
11.6
530
5.4
2010 Estimated
Number Percent
720
5.9 %
670
5.5
934
7.7
1,451
11.9
2,791
22.9
2,276
18.7
2,196
18.0
1,152
9.5
2015 Projected
Number
Percent
676
5.1 %
640
4.9
848
6.5
1,414
10.8
2,818
21.5
2,598
19.8
2,682
20.4
1,449
11.0
POPULATION BY AGE
<19
20-24
25-34
35-44
45-54
55-64
65-74
75-84
85+
Number
8,013
1,442
4,163
3,818
2,485
1,487
1,054
928
NA
Percent
34.3 %
6.2
17.8
16.3
10.6
6.4
4.5
4.0
NA
Number
9,172
1,325
3,702
5,397
3,977
2,250
1,124
734
322
Percent
32.8 %
4.7
13.2
19.3
14.2
8.0
4.0
2.6
1.1
Number
9,949
1,906
4,442
5,017
5,357
3,799
1,654
809
387
Percent
29.9 %
5.7
13.3
15.1
16.1
11.4
5.0
2.4
1.2
Number
11,123
2,140
4,228
5,171
5,536
4,790
2,272
950
355
Percent
30.4 %
5.9
11.6
14.1
15.1
13.1
6.2
2.6
1.0
RACE AND ETHNICITY
White
Black
Native American
Asian/Pacific Islander
Other Races
Number
23,136
33
102
82
48
Percent
98.9 %
0.1
0.4
0.4
0.2
Number
27,458
86
71
138
265
Percent
98.0 %
0.3
0.3
0.5
0.9
Number
31,927
581
123
426
268
Percent
95.8 %
1.7
0.4
1.3
0.8
Number
34,720
892
146
502
309
Percent
94.9 %
2.4
0.4
1.4
0.8
Hispanic (Any Race)
131
0.6
287
34
1.0
629
1.9
799
2.2
Table 20
McComb
Group, Ltd.
Delano Community Trade Area
SNAPSHOT
Population
Households
Families
Per Capita Income
Median Age
3/31/2010
1990 Census
36,097
12,231
9,501
$
13,875
$
35,109
$
40,549
2.91
31
2000 Census
42,408
14,878
11,310
$
24,736
$
55,555
$
69,764
2.81
35
TRENDS
Population
Households
Families
1990 - 2000
1.62 %
1.98
1.76
4.70
5.58
2010 Estimated
49,039
18,030
13,354
$
31,436
$
67,327
$
85,116
2.69
36
2015 Projected
52,270
18,892
13,913
$
33,672
$
73,022
$
92,777
2.74
37
2000 - 2010
1.46 %
1.94
1.67
1.94
2.01
2010 - 2015
1.28 %
0.94
0.82
1.64
1.74
Less than $15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 +
1990 Census
Number Percent
2,086
17.3 %
1,904
15.8
2,214
18.3
2,860
23.7
2,034
16.8
612
5.1
242
2.0
134
1.1
2000 Census
Number Percent
1,334
9.0 %
1,317
8.9
1,561
10.5
2,393
16.1
3,917
26.4
2,194
14.8
1,468
9.9
666
4.5
2010 Estimated
Number Percent
1,240
6.9 %
1,153
6.4
1,395
7.8
2,336
13.0
4,169
23.2
3,247
18.0
2,989
16.6
1,472
8.2
2015 Projected
Number
Percent
1,125
6.0 %
1,041
5.5
1,250
6.6
2,226
11.8
4,137
21.9
3,654
19.4
3,621
19.2
1,817
9.6
POPULATION BY AGE
<19
20-24
25-34
35-44
45-54
55-64
65-74
75-84
85+
Number
12,194
2,104
6,094
5,698
3,735
2,496
1,948
1,829
NA
Percent
33.8 %
5.8
16.9
15.8
10.3
6.9
5.4
5.1
NA
Number
14,113
1,974
5,350
7,847
5,967
3,324
1,910
1,324
580
Percent
33.3 %
4.7
12.6
18.5
14.1
7.8
4.5
3.1
1.4
Number
14,691
2,794
6,294
7,103
7,833
5,440
2,752
1,411
714
Percent
30.0 %
5.7
12.8
14.5
16.0
11.1
5.6
2.9
1.5
Number
15,875
3,066
5,812
7,137
7,861
6,664
3,597
1,601
648
Percent
30.4 %
5.9
11.1
13.7
15.0
12.8
6.9
3.1
1.2
RACE AND ETHNICITY
White
Black
Native American
Other Races
Number
35,763
38
116
122
58
Percent
99.1 %
0.1
0.3
0.3
0.2
Number
41,574
115
103
195
421
Percent
98.0 %
0.3
0.2
0.5
1.0
Number
47,106
780
172
577
405
Percent
96.1 %
1.6
0.4
1.2
0.8
Number
49,688
1,172
197
661
552
Percent
95.1 %
2.2
0.4
1.3
1.1
Hispanic (Any Race)
163
0.5
452
35
1.1
938
1.9
1,168
2.2
Table 21
McComb
Group, Ltd.
Minneapolis-St. Paul MSA
SNAPSHOT
Population
Households
Families
Per Capita Income
Median Age
3/31/2010
1990 Census
2,539,961
959,904
648,752
$
16,662
$
37,639
$
43,714
2.59
32
2000 Census
2,968,806
1,136,615
744,303
$
26,641
$
54,601
$
67,713
2.56
34
TRENDS
Population
Households
Families
2010 Estimated
3,279,095
1,280,735
824,168
$
33,848
$
64,835
$
85,785
2.51
37
2015 Projected
3,442,837
1,335,492
850,313
$
36,194
$
69,158
$
92,374
2.53
38
1990 - 2000
1.57 %
1.70
1.38
3.79
4.47
2000 - 2010
1.00 %
1.20
1.02
1.73
2.39
2010 - 2015
0.98 %
0.84
0.63
1.30
1.49
Less than $15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 +
1990 Census
Number
Percent
158,407
16.5 %
145,309
15.2
151,364
15.8
206,563
21.6
188,693
19.7
59,787
6.2
30,642
3.2
17,263
1.8
2000 Census
Number
Percent
104,519
9.2 %
104,638
9.2
125,123
11.0
179,335
15.8
265,330
23.3
165,629
14.6
124,954
11.0
67,087
5.9
2010 Estimated
Number
Percent
110,697
8.6 %
94,468
7.4
105,972
8.3
166,958
13.0
256,229
20.0
199,789
15.6
210,847
16.5
135,775
10.6
2015 Projected
Number
Percent
113,214
8.5 %
91,843
6.9
99,323
7.4
161,577
12.1
251,374
18.8
211,845
15.9
244,272
18.3
162,044
12.1
POPULATION BY AGE
<19
20-24
25-34
35-44
45-54
55-64
65-74
75-84
85+
Number
737,671
193,621
510,726
414,973
252,632
180,226
138,838
111,140
NA
Percent
29.0 %
7.6
20.1
16.3
9.9
7.1
5.5
4.4
NA
Number
873,680
193,790
457,105
528,024
405,724
225,540
145,808
100,485
38,650
Percent
29.4 %
6.5
15.4
17.8
13.7
7.6
4.9
3.4
1.3
Number
907,161
212,966
435,078
473,314
514,466
382,072
200,843
103,104
50,091
Percent
27.7 %
6.5
13.3
14.4
15.7
11.7
6.1
3.1
1.5
Number
947,518
222,413
430,365
449,659
503,221
455,993
270,393
117,804
45,471
Percent
27.5 %
6.5
12.5
13.1
14.6
13.2
7.9
3.4
1.3
Number
2,345,029
90,068
24,252
65,596
15,016
Percent
92.3 %
3.5
1.0
2.6
0.6
Number
2,556,851
157,963
21,590
124,025
108,377
Percent
86.1 %
5.3
0.7
4.2
3.7
Number
2,797,335
222,947
27,257
169,594
61,962
Percent
85.3 %
6.8
0.8
5.2
1.9
Number
2,902,837
248,966
29,126
190,263
71,645
Percent
84.3 %
7.2
0.8
5.5
2.1
RACE AND ETHNICITY
White
Black
Native American
Other Races
Hispanic (Any Race)
37,835
1.5
99,121
3.3
Source: U.S. Census, Scan/US, Inc. and McComb Group, Ltd
36
164,415
5.0
196,561
5.7
Table 22
RETAIL PURCHASING POWER; 2010 AND 2015
(In Thousands of Constant 2010 Dollars)
Merchandise Category
2010
2015
Current Trade Area
Shopping Goods
Food Service & Drinking
Convenience Goods
Gasoline Service Stations & Convenience
Other Stores
Total
$ 131,600
49,488
96,874
37,954
167,641
$ 483,557
$ 152,597
57,384
112,330
44,009
194,386
$ 560,706
Shopping Goods
Convenience Goods
Gasoline Service Stations & Convenience
Other Stores
Total
$ 186,920
70,291
137,603
53,911
238,121
$ 686,846
$ 210,999
79,344
155,321
60,853
268,786
$ 775,303
Total purchasing power for Delano’s current trade area was estimated at $483.6 million in 2010
and is expected to increase to $560.7 million by 2015, an annual growth rate of 3.0 percent in
constant 2010 dollars. Purchasing power for shopping goods in this trade area is expected to
increase from $131.6 million in 2010 to $152.6 million in 2015. Convenience goods purchasing
power for this trade area was estimated at $96.9 million in 2010, estimated to increase to $112.3
million by 2015.
Delano’s community trade area purchasing power is increasing at a 2.5 percent annual growth
rate in constant 2010 dollars, increasing from a total purchasing power of $686.8 million in 2010
to $775.3 million by 2015. Shopping goods purchasing power, estimated at $186.9 million in
2010, is anticipated to increase to almost $211.0 million in 2015. Estimates indicate that
convenience goods purchasing power is $137.6 million in 2010 and is likely to increase to
$155.3 million by 2015.
37
Chapter VI
DELANO RETAIL SALES AND MARKET SHARE
Future sales potential is based on market share that can be achieved by Delano retail stores
taking into consideration trade area households, future growth and potential competitive
developments. Market share estimates for Delano are based on analysis conducted as part of this
engagement, which included 1997 and 2002 retail and service sales in Delano and McComb
Group knowledge of the Twin Cities retail market.
Retail Sales
Limited retail sales information is available for Delano from the U.S. Census of Retail Trade for
1997 and 2002, the latest information available. Information from the 2007 Census of Retail
Trade is not expected until later this year. The Retail Census reported data for 25 retailers in
1997 and 31 retailers in 2002, recognizing an increase in retail sales from $61.5 million to $88.7
million, as shown in Table 23. Liquor sales increased from $1.0 million in 1997 to $1.4 million
in 2002, an annual growth rate of 7.32 percent. The number of gasoline/convenience stores
remained at four; however sales increased significantly from $4.4 million in 1997 to $11.8
million in 2002. Health care and social assistance increased slightly from $5.25 million in 1997
to $5.56 million in 2002 as the number of establishments remained at seven.
Table 23
DELANO RETAIL AND SERVICES SALES: 1997 AND 2002
(In Thousands of Dollars)
Store Type
Number
1997
Dollars
Number
2002
Dollars
Retail Trade
Food & Beverage Stores
Liquor
Gasoline Stations
Motor Vehicle & Parts Dealers
Building Material and Garden Equipment and Supplies Dealers
25
5
1
4
10
3
$ 61,456
5,404
1,006
4,445
42,803
6,533
31
5
1
4
10
3
$ 88,672
D
1,432
11,803
42,861
D
Services
Repair and Maintenance
Personal and Laundry Services
6
6
$
1,293
1,066
8
D
Health Care and Social Assistance
7
$
5,252
7
$
5,557
Growth
Rate
7.61 %
7.32
21.57
0.03
1.14 %
D: Suppressed by U.S. Census Bureau.
Source: U.S. Census Bureau and McComb Group, Ltd.
Market Share
Market share for Delano retail and service establishments in 2002 is estimated in Table 24,
which also contains Delano retail and service sales for 2002. Purchasing power was calculated
by McComb Group. Retail sales derived from Delano’s trade areas were estimated for each
retail category to determine trade area sales and market share as a percent of purchasing power.
Liquor store sales were at $1.4 million in 2002 with 90 percent from the trade area resulting in
$1.3 million from the trade area for a market share of 22.6 percent. Gasoline/convenience stores
retail sales were at $11.8 million with 65 percent of the sales from the trade area. This results in
38
trade area sales of $7.7 million, which is a market share of 32.6 percent of estimated purchasing
power of $23.5 million. Inflow sales, about $4.1 million, are derived from shoppers living
outside the trade area. Motor vehicle and parts dealer sales were estimated at about 60 percent or
$25.7 million for a 31.1 percent market share. Ambulatory health care trade area sales were
estimated at $5.0 million, representing a 19.2 percent market share.
Table 24
DELANO RETAIL AND SERVICES MARKET SHARE: 2002
Store Type
Liquor Stores
Gasoline stations
Motor vehicle and parts dealers
Ambulatory health care
Purchasing
Power
$
Retail
Sales
5,708
23,511
82,567
26,063
$ 1,432
11,803
42,861
5,557
Trade
Area
Percent
Trade
Area
Sales
90 % $ 1,289
65
7,672
60
25,717
90
5,001
Market
Share
22.6 %
32.6
31.1
19.2
Source: U.S. Census Bureau and McComb Group, Ltd.
Future retail and service sales potential for Delano is based on market share that can be achieved
taking into consideration past trends in Delano, trade area households, future growth, and
potential competitive developments. Market share estimates are based on analysis conducted as
part of this engagement, McComb Group’s knowledge of the Twin Cities area retail market, and
assumptions contained in Table 25. Market share was estimated for each retail and service
category taking into consideration past market share performance of Delano retail stores, trade
area size, competitive store locations, and industry experience. Two estimates of market share
and trade area sales were prepared: one for the current trade area representing Delano’s primary
trade area; and a second representing a community trade area anchored by a discount store.
Using the convenience goods category for the current trade area as an example, market share is
estimated at 25 to 30 percent with 90 percent of the sales derived from the trade area. Food
service market share is estimated at 20 percent with 75 percent of the sales being derived from
the trade area. In the shopping goods category, market share ranges from 15 to 20 percent with
trade area sales of 80 percent. Building materials market share is 35 percent and auto parts is 25
percent with 85 percent of the sales being derived from the trade area. Market share for services
is estimated at 25 percent with 90 percent of the sales derived from the trade area, and health
care is estimated at 35 percent with 85 percent of the sales from the trade area.
The larger community trade area provides market potential for a community shopping area
anchored by a discount store. In most categories, estimated market share is lower and percent of
sales from the trade area is higher than for the current trade area. This is the result of a larger
trade area with more competitive stores inside or near the trade area borders. In the convenience
goods category, market share is estimated at 20 to 30 percent with 95 percent of the sales derived
from the trade area. Food service and gasoline/convenience store market share is 20 percent and
30 percent, respectively, with 85 percent of the sales from the trade area. In the shopping goods
category, apparel and accessories and other shopping goods stores are estimated at 20 percent
39
with 80 percent of sales derived from the trade area. Furniture and home furnishing stores
market share is estimated at 15 percent with 80 percent of the sales derived from the trade area.
For other retail stores, such as building materials and auto parts and accessories, the estimated
market shares are 50 percent and 20 percent, respectively, with 75 percent and 85 percent,
respectively, in trade area sales. Services market share is 45 percent with 85 percent of sales
derived from the trade area. Health care market share is estimated at 45 percent with 85 percent
of sales from the trade area.
Table 25
CITY OF DELANO
MARKET SHARE AND TRADE AREA SALES
Store Type
Market
Share
Current
Trade Area
Sales
Community
Market
Trade Area
Share
Sales
Convenience Goods
Supermarkets
Other Food Stores
Drug & Proprietary
Liquor
Hardware Stores
Other Convenience Stores
30 %
25
35
25
35
25
90 %
90
90
90
90
90
25 %
20
30
30
30
30
95 %
95
95
95
95
95
Food Service
20 %
75 %
20 %
85 %
Gasoline/Convenience Stores
33 %
65 %
30 %
85 %
Shopping Goods
Apparel & Accessories
Furniture & Home Furnishings
Electronics & Appliances Stores
20 %
15
20
20
80 %
80
80
80
20 %
15
20
20
80 %
80
80
80
Other Retail Stores
Building Materials
Auto Parts & Accessories
35 %
25
85 %
85
50 %
20
75 %
85
Services
25 %
90 %
45 %
85 %
Health Care
35 %
85 %
45 %
85 %
Sales Potential
Estimated retail and service space demand is a two-step process. Sales potential for each retail
or service category is estimated first to determine if retail sales are sufficient to support a store.
Next, store size is determined based on sales productivity and typical store size for each
category. This methodology is illustrated for 2010 in Tables 26 and 27. These tables use
convenience goods stores as an example to illustrate how supportable square footage of retail
stores and services is determined.
Using supermarkets as an example, resident purchasing power in the current trade area in 2010 is
estimated at $61.2 million as shown in Table 26, with market share of 30 percent results in $18.3
40
million in trade area sales. Adding inflow sales of $2.0 million, results in total estimated sales of
about $20.4 million. Estimated sales potential is about $2.3 million for liquor stores and $7.4
million for drug and proprietary stores. Discount store sales potential at $19.7 million is too
small to support either a Walmart or Target store.
Table 26
RETAIL PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL; 2010
BY MERCHANDISE CATEGORY
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Current Trade Area
Supermarkets
Drug & Proprietary Stores
Hardware
Liquor
Discount Stores
Supercenters
$ 61,156
19,134
3,308
8,270
35,093
3,308
30 % $ 18,347
35
6,697
35
1,158
25
2,068
45
15,792
50
1,654
90 % $ 2,039
90
744
90
129
90
230
80
3,948
80
414
$ 20,386
7,441
1,287
2,298
19,740
2,068
Supermarkets
Hardware
Liquor
Discount Stores
Supercenters
$ 86,868
27,178
4,699
11,747
49,847
4,699
25 % $ 21,717
30
8,153
30
1,410
30
3,524
50
24,924
50
2,350
95 % $ 1,143
95
429
95
74
95
185
75
8,308
75
783
$ 22,860
8,582
1,484
3,709
33,232
3,133
Other
Shoppers
Estimated
Total
Sales
Sales potential for a community shopping area is supported by sales potential from the
community trade area. Discount store purchasing power is $49.8 million, with market share
estimated at 50 percent and 75 percent of the sales derived from the trade area. This results in
sales potential of $33.2 million. Supermarket purchasing power is $86.9 million with market
share estimated at 25 percent, which includes the grocery component of a superstore. Sales
potential is $22.9 million, which is $2.5 million greater than supermarket sales potential based on
the current trade area. This demonstrates how a discount store or supercenter expands sales
potential by expanding the trade area. The same approach is used for other retail and service
categories. Sales potential for other retail stores and services is contained in the Appendix
(under separate cover).
Supportable gross leasable area (GLA) for retail stores is estimated by dividing sales potential by
sales per square foot productivity appropriate for each store. Supportable GLA for supermarkets
is based on sales potential of $20.4 million divided by $400 per square foot, resulting in
supportable square footage of 50,965 square feet, as shown in Table 27. Supportable GLA for
supermarkets in the community trade area is 57,150 square feet, which could include the grocery
41
department of a supercenter. Discount store supportable space is 132,928 square feet, which is
larger than the size of the typical discount store. Supportable store space increases for other
categories due to the larger trade area and additional shoppers attracted by a discount store.
Table 27
RETAIL SALES POTENTIAL AND SUPPORTABLE SPACE; 2010
Estimated
Sales
Potential
Current Trade Area
Supermarkets
Hardware
Liquor
Discount Stores
Supercenters
$ 20,386,000
7,441,000
1,287,000
2,298,000
19,740,000
2,068,000
$
400
460
185
375
250
450
50,965
16,176
6,957
6,128
78,960
4,596
52,500
11,700
7,857
2,900
110,000
185,000
Supermarkets
Hardware
Liquor
Discount Stores
Supercenters
$ 22,860,000
8,582,000
1,484,000
3,709,000
33,232,000
3,133,000
$
400
460
185
375
250
450
57,150
18,657
8,022
9,891
132,928
6,962
52,500
11,700
7,857
2,900
110,000
185,000
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
The last column in this table contains the median store size from Dollars & Cents of Shopping
Centers, published by the Urban Land Institute, for each store type. Median store size indicates
a typical size for a store in each retail category. To the extent that supportable square footage is
about the same as the median store size or larger, sales potential exists to support that store type.
Complete tables showing supportable square footage by retail and service category for each
target year are contained in the Appendix.
Retail GLA supported by estimated sales potential for each retail store category is based on
estimated sales per square foot (in 2010 dollars) by store type. Sales per square foot estimates
are derived from median store sales per square foot for each tenant type contained in Dollars &
Cents of Shopping Centers, 2008. Supportable GLA is calculated by dividing sales potential by
sales per square foot. This analysis was used to provide an estimate of the supportable square
footage in each retail store category. The detailed tables resulting from these calculations are
contained in Appendix C and D for 2010 and 2015. The results of this analysis are summarized
in Chapter VII.
42
Chapter VII
RETAIL AND SERVICE POTENTIAL
Delano is a growing community located in the western Minneapolis-St. Paul Metropolitan Area.
Factors that support additional retail stores in Delano based on its current trade area include:
♦ Delano’s current trade area population increased at a 1.75 percent annual growth rate
between 2000 and 2010 to 33,324.
♦ Current trade area population is estimated to increase to 36,569 in 2015, a 1.88 percent
annual growth rate.
♦ Current trade area households increased from 9,784 in 2000 to 12,206 in 2010, an annual
growth rate of 2.24 percent.
♦ Households are estimated to reach over 13,100 in 2015, a 1.5 percent annual growth rate.
♦ Average household income is estimated at $89,836 in 2010 and is expected to increase to
$97,492 in 2015. Average household income is five percent above the MSA average.
♦ Twenty-seven percent of current trade area households have incomes above $100,000 in
2010 and are estimated to increase to 31.5 percent in 2015.
♦ Eleven percent of the households are expected to have incomes above $150,000 in 2015.
Delano’s location in the western exurban area northwest of Lake Minnetonka makes its trade
area ideal for continued estate home and hobby farms. The recently completed TH-12
improvements in Long Lake, Orono and Delano have improved access from the east.
Target Corporation has proposed to build a conventional discount store east of Coborn’s
supermarket. This will increase the size of Delano’s trade area by creating a community center
draw. Characteristics of this larger community trade area include:
♦ Trade area population increased by 6,631 between 2000 and 2010, an annual growth rate
of 1.5 percent.
♦ Trade area population in 2010 was estimated at 49,039, 47 percent larger than Delano’s
current trade area.
♦ Trade area population is expected to increase to 52,270 in 2015, a 1.3 percent annual
growth rate.
♦ Households were estimated at 18,030 in 2010 and are estimated to increase to 18,900 in
2015.
♦ Average household income is estimated at $85,116 in 2010 and is expected to increase to
$92,777 in 2015.
♦ Households with incomes above $100,000 are estimated at 4,461 in 2010 and are
expected to increase by 22 percent to over 5,400 in 2015.
43
Delano’s many positive attributes and trade area growth provide support for expanded retail
stores, restaurants and services.
Retail Potential
Delano has the potential to support additional retail stores, restaurants, and services, particularly
if a discount store is constructed. Some of this potential may be absorbed by small store
development next to Target. Estimated Delano supportable square feet by retail store and service
establishments for 2010 and 2015 for the current trade area and community trade area are
contained in Tables 28 and 29. Supportable square feet increase rapidly due to trade area
growth. These tables also contain the range of store size in square feet of GLA from Dollars &
Cents of Shopping Centers. For most categories, the median store size is bracketed by high and
low square feet. The low represents the smallest size store that is likely to be economically
viable. In most situations, stores of less than 1,200 square feet are not feasible unless sales per
square foot are above average. These tables represent total supportable square feet, which also
includes existing stores, if any, in each category. Existing store space should be deducted to
determine demand for additional stores.
Current Trade Area Supportable Space
Supportable GLA for the current trade area confirms supports for additional stores and services
in Delano, as shown in Table 28. Retail store demand is shown for shopping goods, convenience
goods, other retail stores, services, and health care. Recent development in Delano has filled
most of the current demand for retail stores in the convenience goods category. Market demand
exists for additional full service and limited service restaurants, as well as another convenience
store with gasoline, as shown in Table 28a. By 2015, demand increases further in the food
service and florist categories. In the other categories, growth is likely to be reflected in increased
sales.
Table 28a
DELANO CURRENT TRADE AREA CONVENIENCE GOODS SUPPORTABLE SPACE
BY MERCHANDISE CATEGORY: 2010 AND 2015
(Gross Leasable Area)
2015
Food Stores
Supermarkets
Specialty food stores
Baked Goods
50,965
2,050
200
59,095
2,380
232
69,462
6,000
3,285
52,419
2,400
1,834
31,245
1,188
1,191
Other Convenience Goods
Drug & proprietary stores
Hardware
Liquor
Florist
Food/health supplement stores
16,176
6,957
6,128
3,295
836
18,757
8,065
7,104
3,821
968
23,714
27,743
7,210
5,396
1,968
11,700
13,831
2,856
1,600
1,234
8,280
5,638
1,305
766
1,200
Food Service
Full-service restaurants
Limited service restaurants
Snack & beverage places
16,425
10,908
2,267
19,044
12,648
2,627
9,775
3,400
2,495
4,500
3,000
1,500
2,000
1,335
850
Gasoline Svs Stations/Conv.
Gas/Convenience food stores
12,353
14,324
6,571
2,400
1,451
44
High
Store Size
Median
2010
Low
Shopping goods is the retail category that includes general merchandise, apparel and accessories,
furniture and home furnishings, electronics and appliances, and other shopping goods specialty
stores. These are the types of stores typically found in regional malls, but are also located in
other shopping areas. Supportable GLA for the shopping goods category in the current trade
area, contained in Table 28b, shows support for a dollar store, but not a discount store or
department store.
Table 28b
DELANO CURRENT TRADE AREA SHOPPING GOODS AND OTHER RETAIL STORES SUPPORTABLE SPACE
SHOPPING GOODS
General Merchandise
Discount stores
Department Stores
Dollar stores
Store Size
Median
2010
2015
High
Low
78,960
14,707
7,444
91,556
17,049
8,632
127,987
192,195
11,212
92,681
104,560
8,400
70,000
51,125
3,200
Clothing Stores
Mens and boys
Womens clothing
Family clothing
Clothing accessories stores
Shoe Stores
Family shoe stores
Athletic footwear
914
4,865
8,858
272
1,064
5,640
10,269
314
5,635
8,740
28,228
2,001
4,000
4,200
8,000
1,400
2,002
2,074
2,374
918
2,171
1,023
2,514
1,189
10,234
11,314
3,388
3,284
2,021
1,535
Furniture
Floor coverings
All other home furnishings stores
5,515
4,324
5,109
6,396
5,013
5,920
36,712
7,819
6,500
7,927
3,593
3,570
3,108
1,229
2,868
Radio, tv & electronics stores
Computers and Software, Music, computers & other electronics
9,130
1,329
10,583
1,541
44,446
25,600
2,526
3,388
1,789
997
Sporting goods
General Line Sporting Gds.
Specialty Line Sporting Gds.
Stationery Stores and Office Supply
Jewelry stores
Hobby, toy & game
Gift, novelty & souvenirs
Sewing, needlework & piece goods
Optical goods stores
Cosmetics, beauty supplies & perfume
All other health & personal care
7,150
3,075
3,627
1,816
2,372
3,194
4,767
2,800
1,155
622
1,505
8,295
3,565
4,204
2,107
2,751
3,703
5,533
3,240
1,341
722
1,745
44,116
28,128
4,356
2,247
3,410
25,861
7,015
19,299
4,068
6,235
3,084
7,500
5,850
2,449
1,033
1,450
4,050
4,422
12,202
1,561
1,953
1,786
2,238
3,765
1,097
585
790
1,604
2,369
2,678
885
1,102
697
OTHER RETAIL STORES
Building Materials & Garden Supplies
Home centers
Paint, glass & wallpaper
Other building materials dealers
Outdoor power equipment
Retail nurseries, lawn & garden
18,529
3,027
36,409
4,050
17,310
23,871
3,507
42,218
4,690
20,070
135,833
5,028
N/A
N/A
N/A
95,173
3,533
N/A
N/A
15,000
8,981
2,348
N/A
N/A
N/A
6,640
4,140
7,700
4,805
13,000
5,000
6,500
2,500
2,232
1,500
Motor Vehicles & Parts Dealers
Auto parts & accessories stores
Tire dealers
45
Apparel and accessories is a category that is currently represented by two stores in Delano.
Women’s clothing, family clothing, family shoes, and athletic footwear indicate potential
demand. This demand could be met by combining categories in one store. At the present time,
Delano does not have an offering of family clothing and shoes. A recent trend in apparel
retailing is for stores to expand their offerings to include accessories and beauty products to build
sales volume. Accessories, costume jewelry, cosmetics, perfume, and personal care items are
complementary categories. Some apparel stores have added decorative accessories, other small
home furnishings items, and gifts. This same approach can be utilized in the home furnishings
category where there is a wide variety of merchandise that can be mixed with other categories to
create unique retail stores. Other shopping goods categories with potential include jewelry stores
and gift, novelty, and souvenirs. Other shopping goods categories could be included with
existing stores or combined to create a store. Retail demands increases between 2010 and 2015
for all of the shopping goods and other retail store categories.
Delano has a fairly extensive array of services for those categories that can be supported by its
trade area, as shown in Table 28c. There does appear to be an opportunity for children’s day
care facilities, additional physical fitness facilities, and professional offices.
Table 28c
DELANO CURRENT TRADE AREA SERVICES SUPPORTABLE SPACE
BY SERVICES CATEGORY, 2010 AND 2015
Category
Personal Care Services
Barber shops
Beauty Shops
Nail salons
2010
2015
High
Store Size
Median
Low
195
6,479
645
235
7,958
800
1,422
3,480
1,807
788
1,400
1,200
455
900
773
16,470
1,876
4,582
2,053
20,210
2,302
5,627
2,520
7,495
2,550
2,701
5,050
1,866
2,122
1,200
3,059
990
1,346
216
263
1,773
1,046
763
Recreation
Physical fitness facilities
21,538
26,438
32,170
6,448
1,433
Professional Service Offices
15,167
18,620
6,264
2,092
711
Automotive Repair and Maintenance
General automotive repair
Paint or body repair shops
Automotive glass replacement
Automotive oil change & lubrication shops
Carwashes
13,270
9,420
2,885
1,385
1,735
16,295
11,570
3,540
1,700
2,125
10,624
6,200
2,400
Health Care
Offices of physicians
Offices of physicians (except mental health specialists)
Offices of physicians, mental health specialists
Offices of dentists
Offices of chiropractors
Offices of optometrists
Offices of mental health practitioners (except physicians)
24,926
575
13,147
3,032
1,076
744
28,905
663
15,246
3,516
1,248
863
4,008
1,652
1,800
1,700
1,600
1,620
1,800
969
Other Personal Services
Child Day Care Services
Photographic Studios
Veterinarian Services
Pet Care
Rental and Leasing
Formalwear & costume rental
46
4,347
1,074
Community Trade Area Supportable Space
Development of a discount store will result in a larger trade area and additional traffic. This
increases supportable GLA and the number of stores that can locate in Delano. In some cases,
supportable square footage increases as a result of the additional draw, but not by enough to
support a new store. This is true in most of the convenience goods categories, as shown in Table
29a. A conventional discount store with an expanded food area would compete with Coborn’s.
Discount store shoppers may visit Coborn’s to purchase items not found at Target. In the other
convenience goods category, supportable GLA does not increase by an amount that would justify
additional stores except in the health food supplement category. Supportable GLA in all food
service categories would increase as would gasoline service station/convenience stores.
Table 29a
DELANO COMMUNITY TRADE AREA CONVENIENCE GOODS SUPPORTABLE SPACE
High
Store Size
Median
2010
2015
Food Stores
Supermarkets
Baked Goods
Low
57,150
2,205
216
64,508
2,490
240
69,462
6,000
3,285
52,419
2,400
1,834
31,245
1,188
1,191
Hardware
Liquor
Florist
18,657
8,022
9,891
3,800
964
21,059
9,054
11,165
4,289
1,088
23,714
27,743
7,210
5,396
1,968
11,700
13,831
2,856
1,600
1,234
8,280
5,638
1,305
766
1,200
Food Service
20,586
13,670
2,837
26,333
17,490
3,630
9,775
3,400
2,495
4,500
3,000
1,500
2,000
1,335
850
12,199
16,719
6,571
2,400
1,451
In the shopping goods category, supportable GLA increases in all categories, generating
additional support for shopping goods stores. The larger trade area increases discount stores
supportable GLA -- 133,000 square feet in 2010 increasing to over 150,000 square feet in 2015,
as shown in Table 29b. This change in supportable GLA will be reflected in increased discount
store sales. Apparel and accessories supportable square footage increases in all categories.
Comments earlier about apparel and accessories, furniture and home furnishings, and other
shopping goods stores are applicable for the community trade area, and the potential is larger.
In the other retail store category, combining the GLA for home centers and other building
materials dealers, and retail nurseries, lawn and garden increases supportable GLA to about
125,000 square feet in 2010 to about 140,000 square feet in 2015. This may be attractive to a
home center such as Menards, Lowes, or Home Depot.
47
Table 29b
DELANO COMMUNITY TRADE AREA SHOPPING GOODS AND OTHER RETAIL STORES SUPPORTABLE SPACE
SHOPPING GOODS
General Merchandise
Discount stores
Department Stores
Dollar stores
2010
2015
High
Store Size
Median
Low
132,928
27,844
12,532
150,044
31,431
14,144
127,987
192,195
11,212
92,681
104,560
8,400
70,000
51,125
3,200
1,300
6,905
12,577
383
1,468
7,795
14,196
431
5,635
8,740
28,228
2,001
4,000
4,200
8,000
1,400
2,002
2,074
2,374
918
3,086
1,451
3,480
1,634
10,234
11,314
3,388
3,284
2,021
1,535
7,831
6,138
7,257
8,842
6,929
8,194
36,712
7,819
6,500
7,927
3,593
3,570
3,108
1,229
2,868
Computers and Software, Music, computers & other electronics
12,963
1,888
14,633
2,131
44,446
25,600
2,526
3,388
1,789
997
Sporting goods
Jewelry stores
Hobby, toy & game
10,155
4,365
5,151
2,584
3,369
4,537
6,773
3,960
1,641
884
2,138
11,470
4,925
5,813
2,915
3,803
5,120
7,640
4,480
1,855
997
2,411
44,116
28,128
4,356
2,247
3,410
25,861
7,015
19,299
4,068
6,235
3,084
7,500
5,850
2,449
1,033
1,450
4,050
4,422
12,202
1,561
1,953
1,786
2,238
3,765
1,097
585
790
1,604
2,369
2,678
885
1,102
697
OTHER RETAIL STORES
Home centers
33,143
4,178
70,329
4,930
21,070
37,409
4,716
79,382
5,560
23,780
135,833
5,028
N/A
N/A
N/A
95,173
3,533
N/A
N/A
15,000
8,981
2,348
N/A
N/A
N/A
7,545
4,705
8,520
5,310
13,000
5,000
6,500
2,500
2,232
1,500
Clothing Stores
Mens and boys
Womens clothing
Family clothing
Shoe Stores
Family shoe stores
Athletic footwear
Furniture
Floor coverings
Tire dealers
Demand for all service categories expands with the community trade area, as shown in Table
29c. Increased growth and a larger trade area indicate growing demand in the health care
category.
48
Table 29c
DELANO COMMUNITY TRADE AREA SERVICES SUPPORTABLE SPACE
BY SERVICES CATEGORY, 2010 AND 2015
Category
2010
2015
High
Store Size
Median
Low
Barber shops
Beauty Shops
Nail salons
505
17,016
1,700
570
19,205
1,927
1,422
3,480
1,807
788
1,400
1,200
455
900
773
Veterinarian Services
Pet Care
37,750
4,298
10,507
4,707
42,610
4,851
11,858
5,307
7,495
2,550
2,701
5,050
1,866
2,122
1,200
3,059
990
1,346
315
359
1,773
1,046
763
Recreation
Physical fitness facilities
40,413
45,613
32,170
6,448
1,433
22,133
24,983
6,264
2,092
711
Carwashes
27,665
19,645
6,020
2,890
3,610
31,230
22,175
6,790
3,260
4,075
10,624
6,200
2,400
Health Care
Offices of dentists
61,839
1,418
23,295
5,368
1,904
1,316
69,800
1,600
26,295
6,060
2,152
1,488
4,008
1,652
1,800
1,700
1,600
1,620
1,800
969
Rental and Leasing
4,347
1,074
Summary
Market analysis has indicated demand for additional retail, food service, and service
establishments. The challenge is how to accommodate these new businesses in retail buildings
that meet their space needs and will reflect the image the retailer desires. With new buildings,
this is relatively easy. With older buildings, it is more challenging.
Most of Downtown Delano’s businesses are located on River Street or Bridge Avenue, a very
compact and walkable area. Many of these retail buildings, however, will need store front and
interior improvements to attract new tenants.
In the Highway area, locations for additional retail stores need to be identified that will meet
retailers’ visibility and access needs.
The recent high water in Delano had a beneficial side effect of attracting spectators and
increasing sales for some Downtown businesses. This reinforces the fact that events can attract
people (potential customers) to Delano and benefit local businesses. Efforts should be initiated
to increase the number of events that occur in Delano.
49
Appendices
CITY OF DELANO
Prepared for
City of Delano
March 2010
Appendices
CITY OF DELANO
Prepared for
City of Delano
Prepared by
McComb Group, Ltd.
March 2010
Copyright © 2008 by McComb Group, Ltd.
APPENDIX A
DEMOGRAPHIC CHARACTERISTICS
Table A-1 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA;
Population and Households: 1990 and 2000 Census; 2010 and 2015 Estimated
Average and Median Household Incomes: 1990 and 2000 Census; 2010 and
2015 Estimated
Household Income: 1990 and 2000 Census; 2010 and 2015 Estimated
Households, Families and Household Size: 1990 and 2000 Census; 2010 and
2015 Estimated
Educational Attainment: 1990 and 2000 Census; 2010 and 2015 Estimated
Gender and Marital Status: 1990 and 2000 Census; 2010 and 2015 Estimated
Age Distribution: 1990 and 2000 Census; 2010 and 2015 Estimated
Ethnicity: 1990 and 2000 Census; 2010 and 2015 Estimated
Table A-1
AND MINNEAPOLIS-ST. PAUL MSA
POPULATION AND HOUSEHOLDS: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
Trade Area / Year
Population
Rate of
Number
Change
CURRENT TRADE AREA
1990
2000
2010 E
2015 E
23,403
28,018
33,324
36,569
N/A
1.82
1.95
1.88
COMMUNITY TRADE AREA
1990
2000
2010 E
2015 E
36,097
42,408
49,039
52,270
N/A
1.62
1.63
1.28
2,542,631
2,968,806
3,279,095
3,442,837
N/A
1.56
1.11
0.98
MINNEAPOLIS-ST. PAUL MSA
1990
2000
2010 E
2015 E
N/A: Not Available.
E: Estimated.
Source: U.S. Census, Scan/US and McComb Group, Ltd.
Households
Rate of
Number
Change
%
%
%
7,868
9,784
12,206
13,138
N/A
2.20 %
2.49
1.48
12,231
14,878
18,030
18,892
N/A
1.98 %
2.16
0.94
961,627
1,136,615
1,280,735
1,335,492
N/A
1.69 %
1.34
0.84
Table A-2
AVERAGE AND MEDIAN HOUSEHOLD INCOMES
Current
Trade
Area
Income Type / Year
1990
2000
2010 E
2015 E
1990
2000
2010 E
2015 E
Community
Trade
Area
MinneapolisSt. Paul
MSA
$
42,920
74,300
89,836
97,492
$
40,549
69,764
85,116
92,777
$
43,703
67,713
85,786
92,374
$
37,462
58,696
70,954
76,510
$
35,109
55,555
67,327
73,022
$
37,631
54,734
64,629
69,109
E: Estimated.
Table A-3
HOUSEHOLD INCOME: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
1990
Number
Percent
CURRENT TRADE AREA
Households
Average Size
Household Income
Median
Average
Households Above $50,000
Income Distribution
Less than $15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 +
Households
Average Size
Household Income
Median
Average
Income Distribution
Less than $15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 +
Households
Average Size
Household Income
Median
Average
Income Distribution
Less than $15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 +
7,868
2.94
$ 37,462
$ 42,920
2,194
742
1,112
1,133
1,422
1,945
1,452
468
183
91
12,231
2.91
$ 35,109
$ 40,549
3,022
988
2,086
1,904
2,214
2,860
2,034
612
242
134
961,627
2.59
$ 37,631
$ 43,703
296,835
107,842
158,760
145,590
151,645
206,924
188,993
59,873
30,705
17,264
N/A: Not Available or Not Applicable.
E: Estimated.
N/A
N/A
2000
Number
Percent
9,784
2.83
N/A
$ 58,696
N/A
$ 74,300
28.1 %
5,796
9.5
3,219
14.2 %
14.5
18.2
24.9
18.6
6.0
2.3
1.2
N/A
N/A
750
745
1,026
1,450
2,577
1,561
1,128
530
14,878
2.81
N/A
$ 55,555
N/A
$ 69,764
25.0 %
8,245
8.2
4,328
17.3 %
15.8
18.3
23.7
16.8
5.1
2.0
1.1
N/A
N/A
1,334
1,317
1,561
2,393
3,917
2,194
1,468
666
1,136,615
2.56
N/A
$ 54,734
N/A
$ 67,713
30.9 %
623,000
11.2
357,670
16.5 %
15.2
15.8
21.6
19.7
6.2
3.2
1.8
104,519
104,638
125,123
179,335
265,330
165,629
124,954
67,087
N/A
N/A
2010 E
Number
Percent
12,206
2.70
N/A
$ 70,954
N/A
$ 89,836
59.3 %
8,414
33.0
5,624
7.7 %
7.6
10.5
14.8
26.4
16.0
11.6
5.4
N/A
N/A
720
670
934
1,451
2,791
2,276
2,196
1,152
18,030
2.69
N/A
$ 67,327
N/A
$ 85,116
55.5 %
11,877
29.1
7,708
9.0 %
8.9
10.5
16.1
26.4
14.8
9.9
4.5
N/A
N/A
1,240
1,153
1,395
2,336
4,169
3,247
2,989
1,472
1,280,735
2.51
N/A
$ 64,629
N/A
$ 85,786
54.8 %
802,640
31.5
546,411
9.2 %
9.2
11.0
15.8
23.3
14.6
11.0
5.9
110,697
94,468
105,972
166,958
256,229
199,789
210,847
135,775
N/A
N/A
2015 E
Number
Percent
13,138
2.76
N/A
$ 76,510
N/A
$ 97,492
69.0 %
9,547
46.1
6,729
5.9 %
5.5
7.7
11.9
22.9
18.7
18.0
9.5
N/A
N/A
676
640
848
1,414
2,818
2,598
2,682
1,449
18,892
2.74
N/A
$ 73,022
N/A
$ 92,777
66.0 %
13,228
42.8
9,091
6.9 %
6.4
7.8
13.0
23.2
18.0
16.6
8.2
N/A
N/A
1,125
1,041
1,250
2,226
4,137
3,654
3,621
1,817
1,335,492
2.53
N/A
$ 69,109
N/A
$ 92,374
62.7 %
869,535
42.7
618,161
8.6 %
7.4
8.3
13.0
20.0
15.6
16.5
10.6
113,214
91,843
99,323
161,577
251,374
211,845
244,272
162,044
N/A
N/A
N/A
N/A
72.7 %
51.3
5.1 %
4.9
6.5
10.8
21.5
19.8
20.4
11.0
N/A
N/A
N/A
N/A
70.1 %
48.2
6.0 %
5.5
6.6
11.8
21.9
19.4
19.2
9.6
N/A
N/A
N/A
N/A
65.1 %
46.3
8.5 %
6.9
7.4
12.1
18.8
15.9
18.3
12.1
Table A-4
HOUSEHOLDS, FAMILIES AND HOUSEHOLD SIZE; 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
1990
Number
Percent
CURRENT TRADE AREA
Households
Families
As Percent of Households
Household Size
1 Person
2 Persons
3-4 Persons
5+ Persons
7,868
6,203
Household Size
1 Person
2 Persons
3-4 Persons
5 + Persons
N/A
N/A
N/A
N/A
Household Size
1 Person
2 Persons
3-4 Persons
5 + Persons
N/A
N/A
N/A
N/A
%
2010 E
Number
Percent
12,206
9,120
76.8 %
1,795
3,191
3,550
1,242
18.4 %
32.6
36.3
12.7
2015 E
Number
Percent
13,138
9,774
74.7 %
2,402
4,227
4,201
1,371
19.7 %
34.6
34.4
11.2
74.4 %
2,649
4,297
4,580
1,608
2.94
2.83
2.70
2.76
12,231
9,501
14,878
11,310
18,030
13,354
18,892
13,913
77.7 %
N/A
N/A
N/A
N/A
Households
Families
9,784
7,515
78.8 %
Households
Families
2000
Number
Percent
N/A
N/A
N/A
N/A
%
76.0 %
2,871
4,897
5,185
1,910
19.3 %
32.9
34.8
12.8
74.1 %
3,740
6,264
5,956
2,057
20.7 %
34.7
33.0
11.4
73.6 %
4,006
6,228
6,321
2,329
2.91
2.81
2.69
2.74
961,627
649,907
1,136,615
744,303
1,280,735
824,168
1,335,492
850,313
67.6 %
N/A
N/A
N/A
N/A
E: Estimated.
2.59
N/A
N/A
N/A
N/A
%
65.5 %
303,050
370,926
348,717
113,922
2.56
26.7 %
32.6
30.7
10.0
64.4 %
366,329
407,693
382,664
124,049
2.51
28.6 %
31.8
29.9
9.7
20.2 %
32.7
34.9
12.2
21.2 %
33.0
33.5
12.3
63.7 %
396,321
402,986
399,450
136,735
2.53
29.7 %
30.2
29.9
10.2
Table A-5
EDUCATIONAL ATTAINMENT: 1990 AND 2000 CENSUS; 2009 AND 2014 ESTIMATED
Attainment
1990
Number
Percent
2000
Number
Percent
2010 E
Number
Percent
2015 E
Number
Percent
CURRENT TRADE AREA
No College
Some College/2 yr. Degree
College Graduate
Graduate School
5,829
3,653
1,413
450
51.4 %
32.2
12.5
4.0
5,945
5,824
2,921
901
38.1 %
37.4
18.7
5.8
6,879
7,297
4,421
1,486
34.3 %
36.3
22.0
7.4
7,112
8,046
5,241
1,803
32.0 %
36.2
23.6
8.1
No College
College Graduate
Graduate School
9,218
5,266
2,079
621
53.6 %
30.6
12.1
3.6
9,426
8,500
3,906
1,244
40.8 %
36.8
16.9
5.4
10,733
10,632
5,952
2,061
36.5 %
36.2
20.3
7.0
10,800
11,497
6,926
2,435
34.1 %
36.3
21.9
7.7
494,213
475,234
309,463
123,146
35.2 %
33.9
22.1
8.8
482,956
606,761
440,355
192,417
28.0 %
35.2
25.6
11.2
528,250
667,892
552,434
265,659
26.2 %
33.2
27.4
13.2
542,394
691,494
607,784
303,929
25.3 %
32.2
28.3
14.2
No College
College Graduate
Graduate School
E: Estimated.
Table A-6
GENDER AND MARITAL STATUS: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
Ethnicity
1990
Number
Percent
2000
Number
Percent
2010 E
Number
Percent
2015 E
Number
Percent
CURRENT TRADE AREA
Gender
Male
Female
11,804
11,599
50.4 %
49.6
14,107
13,911
50.3 %
49.7
16,815
16,510
50.5 %
49.5
18,487
18,082
50.6 %
49.4
Marital Status
Single
Single With Children
Married
6,123
N/A
10,996
35.8 %
N/A
64.2
418
1,172
7,525
4.6 %
12.9
82.6
440
1,408
7,924
4.5 %
14.4
81.1
2,041
4,254
3,159
21.6 %
45.0
33.4
Gender
Male
Female
Marital Status
Single
Married
18,175
17,922
50.4
49.6
21,314
21,094
50.3
49.7
24,688
24,352
50.3
49.7
26,352
25,918
50.4
49.6
9,488
N/A
16,998
35.8 %
N/A
64.2
650
1,665
11,031
4.9 %
12.5
82.7
668
1,962
11,279
4.8 %
14.1
81.1
2,989
6,535
4,773
20.9 %
45.7
33.4
Gender
Male
1,243,912
Female
1,298,719
48.9 %
51.1
1,466,277
1,502,529
49.4 %
50.6
1,633,555
1,645,540
49.8 %
50.2
1,721,383
1,721,454
50.0 %
50.0
44.8 %
N/A
55.2
49,097
102,069
593,137
6.6 %
13.7
79.7
55,309
125,767
643,092
6.7 %
15.3
78.0
57,456
136,629
656,228
6.8 %
16.1
77.2
Marital Status
Single
Married
880,727
N/A
1,085,734
E: Estimated.
Table A-7
AGE DISTRIBUTION: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
Age Distribution
CURRENT TRADE AREA
Under 5
5-9
10 - 14
15 - 19
20 - 24
25 - 34
35 - 44
45 - 54
55 - 64
65 - 74
75 +
25 - 64
65 and Over
Under 5
5-9
10 - 14
15 - 19
20 - 24
25 - 34
35 - 44
45 - 54
55 - 64
65 - 74
75 +
25 - 64
65 and Over
Under 5
5-9
10 - 14
15 - 19
20 - 24
25 - 34
35 - 44
45 - 54
55 - 64
65 - 74
75 +
25 - 64
65 and Over
1990
Number
Percent
2000
Number
Percent
2010 E
Number
Percent
2015 E
Number
Percent
2,065
2,215
2,040
1,694
1,442
4,163
3,818
2,485
1,487
1,054
928
8.8 %
9.5
8.7
7.2
6.2
17.8
16.3
10.6
6.4
4.5
4.0
2,147
2,349
2,505
2,171
1,325
3,702
5,397
3,977
2,250
1,124
1,056
7.7 %
8.4
8.9
7.8
4.7
13.2
19.3
14.2
8.0
4.0
3.8
2,704
2,501
2,463
2,281
1,906
4,442
5,017
5,357
3,799
1,654
1,196
8.1 %
7.5
7.4
6.8
5.7
13.3
15.1
16.1
11.4
5.0
3.6
3,000
2,903
2,738
2,482
2,140
4,228
5,171
5,536
4,790
2,272
1,305
8.2 %
7.9
7.5
6.8
5.9
11.6
14.1
15.1
13.1
6.2
3.6
11,953
1,982
51.1 %
8.5
15,326
2,180
54.7 %
7.8
18,615
2,850
55.9 %
8.6
19,724
3,577
53.9 %
9.8
3,069
3,354
3,181
2,590
2,104
6,094
5,698
3,735
2,496
1,948
1,829
8.5 %
9.3
8.8
7.2
5.8
16.9
15.8
10.3
6.9
5.4
5.1
3,307
3,611
3,863
3,332
1,974
5,350
7,847
5,967
3,324
1,910
1,904
7.8 %
8.5
9.1
7.9
4.7
12.6
18.5
14.1
7.8
4.5
4.5
3,976
3,680
3,639
3,395
2,794
6,294
7,103
7,833
5,440
2,752
2,125
8.1 %
7.5
7.4
6.9
5.7
12.8
14.5
16.0
11.1
5.6
4.3
4,257
4,140
3,904
3,574
3,066
5,812
7,137
7,861
6,664
3,597
2,249
8.1 %
7.9
7.5
6.8
5.9
11.1
13.7
15.0
12.8
6.9
4.3
18,023
3,777
49.9 %
10.5
22,488
3,814
53.1 %
9.0
26,671
4,877
54.4 %
9.9
27,474
5,845
52.6 %
11.2
206,374
197,835
171,935
162,011
193,055
511,549
415,664
253,035
180,490
139,086
111,458
8.1 %
7.8
6.8
6.4
7.6
20.1
16.3
10.0
7.1
5.5
4.4
212,810
225,355
225,652
209,863
193,790
457,105
528,024
405,724
225,540
145,808
139,135
7.2 %
7.6
7.6
7.1
6.5
15.4
17.8
13.7
7.6
4.9
4.7
145,808
100,485
38,650
241,427
224,371
220,289
221,074
212,966
435,078
473,314
896,538
4.5 %
3.1
1.2
7.5
7.0
6.9
6.9
6.6
13.6
14.7
27.9
257,571
241,628
226,225
222,094
222,413
430,365
449,659
503,221
455,993
270,393
163,275
7.5 %
7.0
6.6
6.5
6.5
12.5
13.1
14.6
13.2
7.9
4.7
1,360,738
250,544
53.5 %
9.9
1,616,393
284,943
54.4 %
9.6
1,089,407
1,369,852
33.9 %
42.7
1,839,238
433,668
53.4 %
12.6
E: Estimated.
Table A-8
ETHNICITY: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED
Ethnicity
CURRENT TRADE AREA
Caucasian
African-American
Native American
Other
1990
Number
Percent
2000
Number
Percent
2010 E
Number
Percent
2015 E
Number
Percent
23,136
33
102
82
48
98.9 %
0.1
0.4
0.4
0.2
27,458
86
71
138
265
98.0 %
0.3
0.3
0.5
0.9
31,927
581
123
426
268
95.8 %
1.7
0.4
1.3
0.8
34,720
892
146
502
309
94.9 %
2.4
0.4
1.4
0.8
131
0.6 %
287
1.0 %
629
1.9 %
799
2.2 %
Caucasian
35,763
African-American
38
Native American
116
198
Other
58
98.9 %
0.1
0.3
0.5
0.2
41,574
115
103
195
421
98.0 %
0.3
0.2
0.5
1.0
47,106
780
172
577
405
96.1 %
1.6
0.4
1.2
0.8
49,688
1,172
197
661
552
95.1 %
2.2
0.4
1.3
1.1
163
0.5 %
452
1.1 %
938
1.9 %
1,168
2.2 %
Caucasian
2,347,622
African-American
90,071
Native American
24,267
65,618
Other
15,053
92.3 %
3.5
1.0
2.6
0.6
2,556,851
157,963
21,590
124,025
108,377
86.1 %
5.3
0.7
4.2
3.7
2,797,335
222,947
27,257
169,594
61,962
85.3 %
6.8
0.8
5.2
1.9
2,902,837
248,966
29,126
190,263
71,645
84.3 %
7.2
0.8
5.5
2.1
1.5 %
99,121
3.3 %
164,415
5.0 %
196,561
5.7 %
Hispanic (any race)
Hispanic (any race)
Hispanic (any race)
37,942
E: Estimated.
Appendix B
RETAIL AND SERVICES PURCHASING POWER
Delano Current Trade Area Retail
Delano Current Trade Area Services
Delano Community Trade Area Retail
Delano Community Trade Area Services
B-1
B-2
B-3
B-4
Table B-1
DELANO CURRENT TRADE AREA
RETAIL PURCHASING POWER, 2010 AND 2015
General Merchandise
Department stores (Incl. leased depts.)
Discount stores
Department Stores
Other general merchandise stores
Warehouse Clubs & Supercenters
Variety stores
Miscellaneous general mdse.
2010
$
2015
52,305 $
48,326
35,093
13,233
3,979
3,308
671
3,308
60,648
56,034
40,691
15,343
4,614
3,836
778
3,836
19,038 $
15,243
16,363
28,651
22,076
17,676
18,972
33,225
$
131,600 $
152,597
$
49,488 $
57,384
Convenience Goods
Food stores
Hardware stores
Beer, wine & liquor stores
Florists
Health supplement stores
$
96,874 $
64,017
19,134
3,308
8,270
1,609
536
112,330
74,230
22,186
3,836
9,590
1,866
622
Gasoline Service Stations & Conv.
$
37,954 $
44,009
Other Stores
Building materials & supply stores
Lawn & garden equipment
Used merchandise stores
Motor vehicles & parts dealers
$
167,641 $
41,754
5,185
1,073
119,629
194,386
48,415
6,013
1,244
138,714
Total
$
483,557 $
560,706
Apparel and accessories
Furniture & home furnishings
Electronics & appliance
Other shopping goods
Total Shopping Goods
NA: Not Available.
$
Table B-1 (continued)
Shopping Goods
General Merchandise
Discount stores
Department Stores
Warehouse Clubs and Supercenters
Variety stores
Subtotal
Food Service & Drinking Places
Food Service
Drinking Places
Convenience Goods
Food stores
Liquor stores
Hardware
Florists
Subtotal
TOTAL
2010
$
2015
48,326 $
35,093
13,233
3,979
3,308
671
3,308
52,305 $
56,034
40,691
15,343
4,614
3,836
778
3,836
60,648
$
19,038 $
15,243
16,363
28,651
22,076
17,676
18,972
33,225
$
131,600 $
152,597
$
47,029 $
2,459
54,533
2,851
$
$
64,017 $
19,134
8,270
3,308
1,609
536
96,338 $
74,230
22,186
9,590
3,836
1,866
622
111,708
$
277,426 $
321,689
$
2010
2015
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience Stores
Meat Markets
Fish & Seafood Markets
Fruit & Vegetable Markets
Other Specialty Food Stores
Baked Goods
Confectionery and Nut Stores
All Other Specialty Food Stores
$
64,017 $
62,363
61,156
1,207
1,475
492
179
313
492
179
134
179
74,230
72,312
70,912
1,400
1,711
570
207
363
570
207
156
207
Drug
Hardware
Liquor
Florist
$
32,857 $
19,134
3,308
8,270
1,609
536
38,100
22,186
3,836
9,590
1,866
622
Total Convenience Goods
$
96,874 $
112,330
$
49,488 $
49,577
22,173
16,362
671
2,548
402
45
536
268
760
45
492
5,275
57,384
57,488
25,711
18,972
778
2,955
467
52
622
311
881
52
570
6,117
$
2,459 $
2,851
$
37,954 $
34,065
3,889
44,009
39,499
4,510
Food Service
Cafeterias
Ice Cream & Soft Serve
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Specialized food places
Drinking Places
Other Gas Stations & Truck Stops
2010
2015
SHOPPING GOODS
General Merchandise
Discount stores
Conventional
Warehouse clubs and Supercenters
Variety stores
$
52,305
48,326
35,093
13,233
3,979
3,308
671
3,308
$
60,648
56,034
40,691
15,343
4,614
3,836
778
3,836
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Other clothing stores
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
$
19,038
16,362
805
3,889
939
9,209
313
1,207
2,676
159
193
89
1,520
715
$
22,076
18,973
933
4,510
1,089
10,678
363
1,400
3,103
185
223
104
1,762
829
Furniture
Home furnishings stores
Floor coverings
Window treatment stores
$
15,243
7,644
7,599
3,889
179
3,576
$
17,676
8,864
8,812
4,510
207
4,147
Appliance, tv and other electronics
Household appliance stores
Computers and Software
$
16,363
13,278
2,325
10,953
3,085
$
18,972
15,395
2,695
12,700
3,577
Sporting goods
Book stores & newsdealers
Musical Instrument & Supplies
Jewelry stores
Hobby, toy & game
Camera & photographic supply
Luggage & leather goods
Pet stores
Art dealers
Pre-Recorded Tapes, Compact Discs
$
28,115
5,722
2,459
3,263
1,832
2,727
1,207
3,085
2,235
1,028
2,861
179
1,118
1,654
402
1,341
810
796
1,118
$
32,603
6,635
2,851
3,784
2,126
3,162
1,400
3,577
2,592
1,192
3,318
207
1,296
1,918
467
1,555
939
923
1,296
$
131,064
$
151,975
2010
2015
OTHER RETAIL STORES
Building materials & supplies stores
Home centers
$
46,939
41,754
12,249
1,654
27,851
5,185
983
4,202
$
54,428
48,415
14,203
1,918
32,294
6,013
1,140
4,873
Used Merchandise Stores
$
1,073
$
1,244
Automotive dealers
New and used car dealers
Used car dealers
Misc. auto dealers
Boat dealers
Recreational vehicle dealers
Motorcycle dealers
Automotive dealers, nec
Auto parts, accessories & tires
Tire dealers
$
119,629
104,117
99,736
4,381
8,181
2,459
2,012
2,816
894
7,331
4,515
2,816
$
138,714
120,726
115,646
5,080
9,487
2,851
2,333
3,266
1,037
8,501
5,235
3,266
Total Other Retail Stores
$
167,641
$
194,386
Table B-2
SERVICES PURCHASING POWER, 2010 AND 2015
Services Category
2010
2015
PERSONAL SERVICES
Personal care services
Hair, nail & skin care services
Barber shops
Beauty Shops
Nail salons
Other personal care services
Diet & weight reducing services
$
23,995
5,677
4,827
138
4,431
257
851
396
455
$
27,823
6,583
5,597
161
5,138
298
986
459
528
Drycleaning & laundry services
Coin-operated laundries & drycleaners
Drycleaning & laundry services (except coin-op.)
Laundries, family & commercial
Drycleaning plants
Garment pressing & agents for laundries
$
3,244
554
1,226
138
969
99
$
3,762
642
1,422
161
1,124
115
Other personal services
Photofinishing
Photofinishing Laboratories
One Hour Photo Finishing
Funeral Homes & Funeral Services
Photographic Services
Veteranarian Services
Pet Care
$
15,073
1,128
910
218
0
4,233
1,187
4,154
1,325
2,651
396
$
17,478
1,307
1,055
252
0
4,909
1,376
4,817
1,537
3,074
459
RENTAL AND LEASING
Video tape and disk rental
$
1,602
158
1,444
RECREATION
Bowling centers
Physical fitness facilites
Golf courses and country clubs
$
8,546
910
4,431
3,205
PROFESSIONAL SERVICES
$
16,379
16,379
1,857
183
1,674
$
$
9,909
1,055
5,138
3,716
18,992
18,992
Services Category
REPAIR SERVICES
Automotive exhaust system repair
Automotive transmission repair
Carburetor repair shops
Brake, front end & wheel alignment
Electrical repair shops, motor vehicle
Carwashes
Personal & household goods repair & maint.
Home & garden equipment & appliance repair & maint.
Home & garden equipment repair & maint.
Appliance repair & maint.
Reupholstery & furniture repair
Footwear & leather goods repair
Watch, clock & jewelry repair
Garment repair & alteration services
2010
2015
$
16,260
6,825
178
435
475
336
59
4,846
1,484
712
890
$
18,854
7,913
206
505
550
390
69
5,620
1,720
826
1,032
$
1,385
455
79
376
317
40
79
59
$
1,606
528
92
436
367
46
92
69
Services Category
HEALTH CARE
Offices of dentists
Offices of other health practitioners
Offices of physical, occup, & speech therapists & audiologists
Speech therapist & audiologists
Physical & occupational therapists
Offices of all other health practitioners
Offices of podiatrists
Offices of all other misc. health practitioners
2010
$
Outpatient care centers
Outpatient mental health & substance abuse centers
Other outpatient care centers
Kidney dialysis centers
All other outpatient care centers
Home health care services
Subtotal - Health Care
42,035
24,707
24,153
554
9,099
5,618
1,840
653
514
1,563
99
1,464
1,048
158
890
2015
$
3,422
1,701
1,701
692
1,009
$
3,086
45,457
48,741
28,649
28,006
642
10,551
6,514
2,133
757
596
1,812
115
1,697
1,216
183
1,032
3,968
1,973
1,973
803
1,170
$
3,578
52,710
Table B-3
DELANO COMMUNITY TRADE AREA
General Merchandise
Discount stores
Department Stores
Warehouse Clubs & Supercenters
Variety stores
2010
2015
$
74,294
68,643
49,847
18,796
5,651
4,699
952
4,699
$
83,861
77,482
56,266
21,216
6,379
5,304
1,075
5,304
$
27,041
21,652
23,240
40,693
$
30,524
24,442
26,234
45,938
$
186,920
$
210,999
$
70,291
$
79,344
Convenience Goods
Food stores
Hardware stores
Beer, wine & liquor stores
Florists
$
137,603
90,931
27,178
4,699
11,747
2,286
762
$
155,321
102,640
30,677
5,304
13,260
2,580
860
Gasoline Service Stations & Conv.
$
53,911
$
60,853
Other Stores
Building materials & supply stores
Used merchandise stores
Motor vehicles & parts dealers
$
238,121
59,308
7,366
1,524
169,923
$
268,786
66,945
8,315
1,720
191,806
Total
$
686,846
$
775,303
NA: Not Available.
Shopping Goods
General Merchandise
Discount stores
Department Stores
Variety stores
Subtotal
Food Service
Drinking Places
Convenience Goods
Food stores
Liquor stores
Hardware
Florists
Subtotal
TOTAL
2010
$
2015
68,643
49,847
18,796
5,651
4,699
952
4,699
74,294
$
$
27,041
21,652
23,240
40,693
$
30,524
24,442
26,234
45,938
$
186,920
$
210,999
$
66,799
3,492
$
75,402
3,942
$
$
$
90,931
27,178
11,747
4,699
2,286
762
136,841
$
102,640
30,677
13,260
5,304
2,580
860
154,461
$
394,052
$
444,804
$
$
77,482
56,266
21,216
6,379
5,304
1,075
5,304
83,861
2010
2015
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience Stores
Meat Markets
Baked Goods
$
90,931
88,582
86,868
1,714
2,095
698
254
444
698
254
190
254
$
102,640
99,988
98,053
1,935
2,365
788
287
502
788
287
215
287
Drug
Hardware
Liquor
Florist
$
46,672
27,178
4,699
11,747
2,286
762
$
52,681
30,677
5,304
13,260
2,580
860
Total Convenience Goods
$
137,603
$
155,321
$
70,291
70,416
31,496
23,241
952
3,617
571
63
762
381
1,079
63
698
7,493
$
79,344
79,487
35,551
26,233
1,075
4,085
645
72
860
430
1,218
72
788
8,458
$
3,492
$
3,942
$
53,911
48,387
5,524
$
60,853
54,617
6,236
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
2010
2015
SHOPPING GOODS
General Merchandise
Discount stores
Conventional
Warehouse clubs and Supercenters
Variety stores
$
74,294
68,643
49,847
18,796
5,651
4,699
952
4,699
$
83,861
77,482
56,266
21,216
6,379
5,304
1,075
5,304
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
$
27,041
23,239
1,143
5,524
1,333
13,081
444
1,714
3,802
226
274
127
2,159
1,016
$
30,524
26,233
1,290
6,236
1,505
14,765
502
1,935
4,291
255
309
143
2,437
1,147
Furniture
Home furnishings stores
Floor coverings
$
21,652
10,858
10,794
5,524
254
5,080
$
24,442
12,257
12,185
6,236
287
5,734
Appliance, tv and other electronics
Computers and Software
$
23,240
18,859
3,302
15,557
4,381
$
26,234
21,288
3,727
17,561
4,946
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
39,931
8,127
3,492
4,635
2,603
3,873
1,714
4,381
3,175
1,460
4,064
254
1,587
2,349
571
1,905
1,150
1,131
1,587
$
45,078
9,174
3,942
5,232
2,938
4,372
1,935
4,946
3,584
1,649
4,587
287
1,792
2,652
645
2,150
1,298
1,277
1,792
$
186,158
$
210,139
2010
2015
OTHER RETAIL STORES
Home centers
$
66,674
59,308
17,399
2,349
39,560
7,366
1,397
5,969
$
75,260
66,945
19,639
2,652
44,654
8,315
1,577
6,738
Used Merchandise Stores
$
1,524
$
1,720
Automotive dealers
New and used car dealers
Used car dealers
Misc. auto dealers
Boat dealers
Recreational vehicle dealers
Motorcycle dealers
Automotive dealers, nec
Tire dealers
$
169,923
147,891
141,668
6,223
11,619
3,492
2,857
4,000
1,270
10,413
6,413
4,000
$
191,806
166,934
159,910
7,024
13,117
3,942
3,225
4,516
1,434
11,755
7,239
4,516
Total Other Retail Stores
$
238,121
$
268,786
Table B-4
Services Category
2010
2015
PERSONAL SERVICES
Personal care services
Hair, nail & skin care services
Barber shops
Beauty Shops
Nail salons
$
33,071
7,825
6,652
191
6,107
354
1,172
545
627
$
37,330
8,832
7,509
215
6,894
400
1,323
615
708
Drycleaning & laundry services
Laundries, family & commercial
Drycleaning plants
Garment pressing & agents for laundries
$
4,471
763
1,690
191
1,336
136
$
5,047
862
1,908
215
1,508
154
Other personal services
Photofinishing
Pet Care
$
20,775
1,554
1,254
300
0
5,834
1,636
5,725
1,827
3,653
545
$
23,450
1,754
1,416
339
0
6,586
1,846
6,463
2,062
4,124
615
RENTAL AND LEASING
Video tape and disk rental
$
2,208
218
1,990
RECREATION
Bowling centers
$
11,778
1,254
6,107
4,417
PROFESSIONAL SERVICES
$
22,574
22,574
2,493
246
2,247
$
$
13,295
1,416
6,894
4,985
25,482
25,482
Services Category
REPAIR SERVICES
Carwashes
Personal & household goods repair & maint.
Home & garden equipment & appliance repair & maint.
Home & garden equipment repair & maint.
Appliance repair & maint.
2010
2015
$
22,411
9,406
245
600
654
463
82
6,680
2,045
981
1,227
$
25,297
10,617
277
677
739
523
92
7,540
2,308
1,108
1,385
$
1,908
627
109
518
436
55
109
82
$
2,154
708
123
585
492
62
123
92
Services Category
HEALTH CARE
Offices of dentists
2010
$
Subtotal - Health Care
57,935
34,052
33,289
763
12,541
7,743
2,536
900
709
2,154
136
2,017
1,445
218
1,227
2015
$
4,717
2,345
2,345
954
1,390
$
4,253
62,651
65,396
38,438
37,576
862
14,156
8,740
2,862
1,016
800
2,431
154
2,277
1,631
246
1,385
5,324
2,647
2,647
1,077
1,570
$
4,801
70,720
Appendix C
RETAIL AND SERVICES PURCHASING POWER,
MARKET SHARE AND SALES POTENTIAL
C-1
C-2
C-3
C-4
Table C-1
RETAIL PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL, 2010
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
$ 3,948
662
$ 19,740
3,309
414
42
372
2,068
210
1,861
SHOPPING GOODS
General Merchandise
Discount stores
Department Stores
Warehouse Club & Supercenters
Variety stores
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
Furniture
Floor coverings
Computers & Software
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
35,093
13,233
45.0
20.0
%
$ 15,792
2,647
80
80
3,308
671
3,308
50.0
25.0
45.0
$
805
3,889
939
9,209
313
1,207
20.0
20.0
20.0
20.0
20.0
20.0
%
$
159
193
89
1,520
715
20.0
20.0
20.0
20.0
20.0
$
7,644
3,889
179
3,576
$
$
%
1,654
168
1,489
80
80
80
$
161
778
188
1,842
63
241
80
80
80
80
80
80
%
$
40
195
47
461
16
60
$
201
973
235
2,303
79
301
%
$
32
39
18
304
143
80
80
80
80
80
%
$
8
10
5
76
36
$
40
49
23
380
179
15.0
20.0
20.0
20.0
%
$ 1,147
778
36
715
80
80
80
80
%
$
287
195
9
179
$
1,434
973
45
894
2,325
10,953
3,085
20.0
20.0
20.0
%
$
465
2,191
617
80
80
80
%
$
116
548
154
$
581
2,739
771
5,722
2,459
3,263
1,832
2,727
1,207
3,085
2,235
1,028
2,861
179
1,118
1,654
402
1,341
810
796
1,654
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$ 1,144
492
653
366
545
241
617
447
206
572
36
224
331
80
268
162
159
331
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
%
$
286
123
163
92
136
60
154
112
52
143
9
56
83
20
67
41
40
83
$
1,430
615
816
458
681
301
771
559
258
715
45
280
414
100
335
203
199
414
Table C-1 (continued)
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience food
Meat Markets
Baked Goods
Hardware
Liquor
Florist
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
$
62,363
61,156
1,207
1,475
492
179
313
492
179
134
179
30.0
30.0
25.0
25.0
25.0
25.0
25.0
25.0
25.0
25.0
25.0
%
$ 18,709
18,347
302
369
123
45
78
123
45
34
45
90
90
90
90
90
90
90
90
90
90
90
%
$ 2,079
2,039
34
41
14
5
9
14
5
4
5
$ 20,788
20,386
336
410
137
50
87
137
50
38
50
$
19,134
3,308
8,270
1,609
536
35.0
35.0
25.0
35.0
35.0
%
$ 6,697
1,158
2,068
563
188
90
90
90
90
90
%
$
744
129
230
63
21
$
7,441
1,287
2,298
626
209
$
22,173
16,362
671
2,548
402
45
536
268
760
45
492
5,275
20.0
20.0
0.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$ 4,435
3,272
0
510
80
9
107
54
152
9
98
1,055
75
75
75
75
75
75
75
75
75
75
75
75
%
$ 1,478
1,091
0
170
27
3
36
18
51
3
33
352
$
5,913
4,363
0
680
107
12
143
72
203
12
131
1,407
$
2,459
00.0
%
$
90
%
$
$
-
$
34,065
3,889
33.0
35.0
%
$ 11,241
1,361
65
65
%
$ 6,053
733
$ 17,294
2,094
$
41,754
12,249
1,654
27,851
35.0
45.0
35.0
25.0
%
$ 14,614
5,512
579
6,963
85
85
85
85
%
$ 2,579
973
102
1,229
$ 17,193
6,485
681
8,192
$
983
4,202
35.0
35.0
%
$
344
1,471
85
85
%
$
61
260
$
405
1,731
$
7,331
4,515
2,816
80,911
25.0
25.0
25.0
25.0
%
$ 1,833
1,129
704
20,228
85
85
85
90
%
$
323
199
124
2,248
$
2,156
1,328
828
22,476
-
-
OTHER RETAIL STORES
Home centers
Tire dealers
Auto Dealers
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
SHOPPING GOODS
General Merchandise
Discount stores
Department Stores
Variety stores
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
Furniture
Floor coverings
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
40,691
15,343
45.0
20.0
%
$
18,311
3,069
80
80
%
$ 4,578
767
$ 22,889
3,836
$
3,836
778
3,836
50.0
25.0
45.0
%
$
1,918
195
1,726
80
80
80
%
$
480
49
432
$
2,398
244
2,158
$
933
4,510
1,089
10,678
363
1,400
20.0
20.0
20.0
20.0
20.0
20.0
%
$
187
902
218
2,136
73
280
80
80
80
80
80
80
%
$
47
226
55
534
18
70
$
234
1,128
273
2,670
91
350
$
185
223
104
1,762
829
20.0
20.0
20.0
20.0
20.0
%
$
37
45
21
352
166
80
80
80
80
80
%
$
9
11
5
88
42
$
46
56
26
440
208
$
8,864
4,510
207
4,147
15.0
20.0
20.0
20.0
%
$
1,330
902
41
829
80
80
80
80
%
$
333
226
10
207
$
1,663
1,128
51
1,036
$
2,695
12,700
3,577
20.0
20.0
20.0
%
$
539
2,540
715
80
80
80
%
$
135
635
179
$
674
3,175
894
$
6,635
2,851
3,784
2,126
3,162
1,400
3,577
2,592
1,192
3,318
207
1,296
1,918
467
1,555
939
923
1,918
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$
1,327
570
757
425
632
280
715
518
238
664
41
259
384
93
311
188
185
384
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
%
$
332
143
189
106
158
70
179
130
60
166
10
65
96
23
78
47
46
96
$
1,659
713
946
531
790
350
894
648
298
830
51
324
480
116
389
235
231
480
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience food
Meat Markets
Baked Goods
Hardware
Liquor
Florist
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
$
72,312
70,912
1,400
1,711
570
207
363
570
207
156
207
30.0
30.0
25.0
25.0
25.0
25.0
25.0
25.0
25.0
25.0
25.0
%
$
22,186
3,836
9,590
1,866
622
35.0
35.0
25.0
35.0
35.0
%
$
25,711
18,972
778
2,955
467
52
622
311
881
52
570
6,117
20.0
20.0
0.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$
2,851
00.0
$
39,499
4,510
$
$
21,694
21,274
350
428
143
52
91
143
52
39
52
90
90
90
90
90
90
90
90
90
90
90
%
$ 2,410
2,364
39
48
16
6
10
16
6
4
6
$ 24,104
23,638
389
476
159
58
101
159
58
43
58
7,765
1,343
2,398
653
218
90
90
90
90
90
%
$
$
$
5,142
3,794
0
591
93
10
124
62
176
10
114
1,223
75
75
75
75
75
75
75
75
75
75
75
75
%
$ 1,714
1,265
0
197
31
3
41
21
59
3
38
408
%
$
-
90
%
$
33.0
35.0
%
$
13,035
1,579
65
65
%
$ 7,019
850
$ 20,054
2,429
48,415
14,203
1,918
32,294
35.0
50.0
35.0
25.0
%
$
16,945
7,102
671
8,074
85
85
85
85
%
$ 2,990
1,253
118
1,425
$ 19,935
8,355
789
9,499
1,140
4,873
35.0
35.0
399
1,706
85
85
70
301
469
2,007
8,501
5,235
3,266
80,911
25.0
25.0
25.0
25.0
2,125
1,309
817
20,228
85
85
85
90
863
149
266
73
24
-
8,628
1,492
2,664
726
242
6,856
5,059
0
788
124
13
165
83
235
13
152
1,631
$
-
OTHER RETAIL STORES
Home centers
Tire dealers
Auto Dealers
$
%
$
%
$
375
231
144
2,248
$
2,500
1,540
961
22,476
Table C-2
SERVICES PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL, 2010
BY SERVICES CATEGORY
Category
Barber shops
Beauty shops
Nail salons
Drycleaning and Laundry Services
Photofinishing
Pet Care
Rental and Leasing
Formalwear and costume rental
Video tape and disc rental
Recreation
Bowling centers
Household Goods Repair
Home & Garden Equipment & Appliance Repair
Footwear and leather goods repair
Watch, clock and jewelry repair
Garment repair and alteration services
Carwashes
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
$
138
4,431
257
396
455
25.0
25.0
25.0
25.0
25.0
%
$
35
1,108
64
99
114
90
90
90
90
90
%
$
4
123
7
11
13
$
39
1,231
71
110
127
$
554
1,226
25.0
25.0
%
$
139
307
90
90
%
$
15
34
$
154
341
$
1,128
910
218
4,233
1,187
4,154
1,325
2,651
396
25.0
25.0
25.0
35.0
35.0
35.0
35.0
35.0
35.0
%
$
282
228
55
1,482
415
1,454
464
928
139
90
90
90
90
90
90
90
90
90
%
$
31
25
6
165
46
162
52
103
15
$
313
253
61
1,647
461
1,616
516
1,031
154
$
158
1,444
45.0
25.0
%
$
71
361
90
90
%
$
8
40
$
79
401
$
910
4,431
3,205
45.0
35.0
45.0
%
$
410
1,551
1,442
90
90
90
%
$
46
172
160
$
456
1,723
1,602
$ 16,379
25.0
%
$ 4,095
90
%
$
455
$
4,550
$
455
317
40
79
59
50.0
50.0
50.0
50.0
50.0
%
$
228
159
20
40
30
90
90
90
90
90
%
$
25
18
2
4
3
$
253
177
22
44
33
$
6,825
178
435
475
336
59
4,846
1,484
712
890
35.0
35.0
35.0
35.0
35.0
35.0
35.0
35.0
35.0
35.0
%
$ 2,389
62
152
166
118
21
1,696
519
249
312
90
90
90
90
90
90
90
90
90
90
%
$
265
7
17
18
13
2
188
58
28
35
$
2,654
69
169
184
131
23
1,884
577
277
347
Category
Resident
Purchasing
Power
Health Care
Offices of physicians (except mental health specialists) $ 24,153
554
Offices of dentists
9,099
1,840
653
514
99
1,464
158
890
$
Estimated
Market
Share
25.0
25.0
35.0
Trade
Area
Sales
%
Trade
Area
Percent
Other
Shoppers
$ 6,038
139
3,185
85
85
85
35.0
35.0
35.0
644
229
180
85
85
85
114
40
32
758
269
212
35.0
35.0
35
512
85
85
6
90
41
602
35.0
35.0
55
312
85
85
10
55
65
367
595
85
%
$
%
%
$ 1,066
25
562
Estimated
Total
Sales
$
105
$
$
7,104
164
3,747
1,701
35.0
700
692
1,009
35.0
35.0
242
353
85
85
43
62
285
415
3,086
35.0
1,080
85
191
1,271
Category
Barber shops
Beauty shops
Nail salons
Drycleaning and Laundry Service
Photofinishing
Pet Care
Rental and Leasing
Recreation
Bowling centers
Automotive Repair and Maintenanc
Carwashes
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
$
161
5,138
298
459
528
25.0
25.0
25.0
25.0
25.0
%
$
40
1,285
75
115
132
85
85
85
85
85
%
$
7
227
13
20
23
$
47
1,512
88
135
155
$
642
1,422
25.0
25.0
%
$
161
356
85
85
%
$
28
63
$
189
419
$
1,307
1,055
252
4,909
1,376
4,817
1,537
3,074
459
25.0
25.0
25.0
35.0
35.0
35.0
35.0
35.0
35.0
%
$
327
264
63
1,718
482
1,686
538
1,076
161
85
85
85
85
85
85
85
85
85
%
$
58
47
11
303
85
298
95
190
28
$
385
311
74
2,021
567
1,984
633
1,266
189
$
183
1,674
45.0
25.0
%
82
419
85
85
%
$
14
74
$
96
493
$
1,055
5,138
3,716
45.0
35.0
45.0
%
$
475
1,798
1,672
85
85
85
%
$
84
317
295
$
559
2,115
1,967
$
18,992
25.0
%
$ 4,748
85
%
$
838
$
5,586
$
528
367
46
92
69
50.0
50.0
50.0
50.0
50.0
%
$
264
184
23
46
35
85
85
85
85
85
%
$
47
32
4
8
6
$
311
216
27
54
41
$
7,913
206
505
550
390
69
5,620
1,720
826
1,032
35.0
35.0
35.0
35.0
35.0
35.0
35.0
35.0
35.0
35.0
%
$ 2,770
72
177
193
137
24
1,967
602
289
361
85
85
85
85
85
85
85
85
85
85
%
$
489
13
31
34
24
4
347
106
51
64
$
3,259
85
208
227
161
28
2,314
708
340
425
Category
Resident
Purchasing
Power
Health Care
$
Offices of dentists
$
Estimated
Market
Share
28,006
642
10,551
25.0
25.0
35.0
2,133
757
596
Trade
Area
Sales
%
Trade
Area
Percent
Other
Shoppers
$ 7,002
161
3,693
85
85
85
35.0
35.0
35.0
747
265
209
85
85
85
132
47
37
879
312
246
115
1,697
35.0
35.0
40
594
85
85
7
105
47
699
183
1,032
35.0
35.0
64
361
85
85
11
64
75
425
1,973
35.0
691
85
803
1,170
35.0
35.0
281
410
85
85
50
72
331
482
3,578
35.0
1,252
85
221
1,473
%
$
%
%
$ 1,236
28
652
Estimated
Total
Sales
$
122
$
$
8,238
189
4,345
813
Table C-3
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
$ 8,308
1,566
$ 33,232
6,265
783
63
783
3,133
253
3,133
SHOPPING GOODS
General Merchandise
Department stores(Incl. leased depts.)
Discount stores
Department Stores
Other general merchandise store
Warehouse Club & Supercenters
Variety stores
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
Furniture & Home Furnishing
Furniture
Floor coverings
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
49,847
18,796
50.0
25.0
%
$ 24,924
4,699
75
75
4,699
952
4,699
50.0
20.0
50.0
$
1,143
5,524
1,333
13,081
444
1,714
20.0
20.0
20.0
20.0
20.0
20.0
%
$
226
274
127
2,159
1,016
20.0
20.0
20.0
20.0
20.0
$
10,858
5,524
254
5,080
$
$
%
2,350
190
2,350
75
75
75
$
229
1,105
267
2,616
89
343
80
80
80
80
80
80
%
$
57
276
67
654
22
86
$
286
1,381
334
3,270
111
429
%
$
45
55
25
432
203
80
80
80
80
80
%
$
11
14
6
108
51
$
56
69
31
540
254
15.0
20.0
20.0
20.0
%
$ 1,629
1,105
51
1,016
80
80
80
80
%
$
407
276
13
254
$
2,036
1,381
64
1,270
3,302
15,557
4,381
20.0
20.0
20.0
%
$
660
3,111
876
80
80
80
%
$
165
778
219
$
825
3,889
1,095
8,127
3,492
4,635
2,603
3,873
1,714
4,381
3,175
1,460
4,064
254
1,587
2,349
571
1,905
1,150
1,131
2,349
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$ 1,625
698
927
521
775
343
876
635
292
813
51
317
470
114
381
230
226
470
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
%
$
406
175
232
130
194
86
219
159
73
203
13
79
118
29
95
58
57
118
$
2,031
873
1,159
651
969
429
1,095
794
365
1,016
64
396
588
143
476
288
283
588
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience food
Meat Markets
Baked Goods
Hardware
Liquor
Florist
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
Gasoline Svs Stations/Conv
$
88,582
86,868
1,714
2,095
698
254
444
698
254
190
254
25.0
25.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$ 22,146
21,717
343
419
140
51
89
140
51
38
51
95
95
95
95
95
95
95
95
95
95
95
%
$ 1,166
1,143
18
22
7
3
5
7
3
2
3
$ 23,312
22,860
361
441
147
54
94
147
54
40
54
$
27,178
4,699
11,747
2,286
762
30.0
30.0
30.0
30.0
30.0
%
$ 8,153
1,410
3,524
686
229
95
95
95
95
95
%
$
429
74
185
36
12
$
8,582
1,484
3,709
722
241
$
31,496
23,241
952
3,617
571
63
762
381
1,079
63
698
7,493
20.0
20.0
0.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$ 6,299
4,648
0
723
114
13
152
76
216
13
140
1,499
85
85
85
85
85
85
85
85
85
85
85
85
%
$ 1,112
820
0
128
20
2
27
13
38
2
25
265
$
7,411
5,468
0
851
134
15
179
89
254
15
165
1,764
$
3,492
00.0
%
$
85
%
$
$
-
$
48,387
5,524
30.0
30.0
%
$ 14,516
1,657
85
85
%
$ 2,562
292
$ 17,078
1,949
$
59,308
17,399
2,349
39,560
50.0
50.0
30.0
30.0
%
$ 29,654
8,700
705
11,868
75
75
75
75
%
$ 9,885
2,900
235
3,956
$ 39,539
11,600
940
15,824
$
1,397
5,969
30.0
30.0
%
$
419
1,791
85
85
%
$
74
316
$
493
2,107
$
10,413
6,413
4,000
116,589
20.0
20.0
20.0
20.0
%
$ 2,083
1,283
800
23,318
85
85
85
90
%
$
368
226
141
2,591
$
2,451
1,509
941
25,909
-
-
OTHER RETAIL STORES
Building Materials & Garden Supplie
Home centers
Tire dealers
Auto Dealers
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
SHOPPING GOODS
General Merchandise
Department stores(Incl. leased depts.)
Discount stores
Department Stores
Other general merchandise store
Variety stores
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
Furniture & Home Furnishing
Furniture
Floor coverings
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
56,266
21,216
50.0
25.0
%
$
28,133
5,304
75
75
%
$ 9,378
1,768
$ 37,511
7,072
$
5,304
1,075
5,304
50.0
20.0
50.0
%
$
2,652
215
2,652
75
75
75
%
$
884
72
884
$
3,536
287
3,536
$
1,290
6,236
1,505
14,765
502
1,935
20.0
20.0
20.0
20.0
20.0
20.0
%
$
258
1,247
301
2,953
100
387
80
80
80
80
80
80
%
$
65
312
75
738
25
97
$
323
1,559
376
3,691
125
484
$
255
309
143
2,437
1,147
20.0
20.0
20.0
20.0
20.0
%
$
51
62
29
487
229
80
80
80
80
80
%
$
13
16
7
122
57
$
64
78
36
609
286
$
12,257
6,236
287
5,734
15.0
20.0
20.0
20.0
%
$
1,839
1,247
57
1,147
80
80
80
80
%
$
460
312
14
287
$
2,299
1,559
71
1,434
$
3,727
17,561
4,946
20.0
20.0
20.0
%
$
745
3,512
989
80
80
80
%
$
186
878
247
$
931
4,390
1,236
$
9,174
3,942
5,232
2,938
4,372
1,935
4,946
3,584
1,649
4,587
287
1,792
2,652
645
2,150
1,298
1,277
2,652
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$
1,835
788
1,046
588
874
387
989
717
330
917
57
358
530
129
430
260
255
530
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
%
$
459
197
262
147
219
97
247
179
83
229
14
90
133
32
108
65
64
133
$
2,294
985
1,308
735
1,093
484
1,236
896
413
1,146
71
448
663
161
538
325
319
663
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience food
Meat Markets
Baked Goods
Hardware
Liquor
Florist
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
Gasoline Svs Stations/Conv
$
99,988
98,053
1,935
2,365
788
287
502
788
287
215
287
25.0
25.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$
30,677
5,304
13,260
2,580
860
30.0
30.0
30.0
30.0
30.0
%
$
35,551
26,233
1,075
4,085
645
72
860
430
1,218
72
788
8,458
20.0
20.0
0.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
20.0
%
$
3,942
00.0
$
54,617
6,236
$
$
24,997
24,513
387
473
158
57
100
158
57
43
57
95
95
95
95
95
95
95
95
95
95
95
%
$ 1,316
1,290
20
25
8
3
5
8
3
2
3
$ 26,313
25,803
407
498
166
60
105
166
60
45
60
9,203
1,591
3,978
774
258
95
95
95
95
95
%
$
$
$
7,110
5,247
0
817
129
14
172
86
244
14
158
1,692
75
75
75
75
75
75
75
75
75
75
75
75
%
$ 2,370
1,749
0
272
43
5
57
29
81
5
53
564
%
$
-
75
%
$
30.0
30.0
%
$
16,385
1,871
70
70
%
$ 7,022
802
$ 23,407
2,673
66,945
19,639
2,652
44,654
50.0
50.0
30.0
30.0
%
$
33,473
9,820
796
13,396
75
75
75
75
%
$ 11,158
3,273
265
4,465
$ 44,631
13,093
1,061
17,861
1,577
6,738
30.0
30.0
473
2,021
85
85
83
357
556
2,378
11,755
7,239
4,516
116,589
20.0
20.0
20.0
20.0
2,351
1,448
903
23,318
85
85
85
90
484
84
209
41
14
-
9,687
1,675
4,187
815
272
9,480
6,996
0
1,089
172
19
229
115
325
19
211
2,256
$
-
OTHER RETAIL STORES
Building Materials & Garden Supplie
Home centers
Tire dealers
Auto Dealers
$
%
$
%
$
415
256
159
2,591
$
2,766
1,704
1,062
25,909
Category
Resident
Purchasing
Power
Health Care
$
Offices of dentists
$
Estimated
Market
Share
33,289
763
12,541
45.0
45.0
45.0
2,536
900
709
Trade
Area
Sales
%
Trade
Area
Percent
Estimated
Total
Sales
$ 2,644
61
996
$ 17,624
404
6,639
$ 14,980
343
5,643
85
85
85
45.0
45.0
45.0
1,141
405
319
85
85
85
201
71
56
1,342
476
375
136
2,017
45.0
45.0
61
908
85
85
11
160
72
1,068
218
1,227
45.0
45.0
98
552
85
85
17
97
115
649
2,345
45.0
$ 1,055
85
954
1,390
45.0
45.0
429
626
85
85
76
110
505
736
4,253
45.0
1,914
85
338
2,252
%
%
Other
Shoppers
%
$
186
$
1,241
Category
Barber shops
Beauty shops
Nail salons
Photofinishing
Pet Care
Rental and Leasing
Recreation
Bowling centers
Carwashes
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
$
215
6,894
400
615
708
45.0
45.0
45.0
45.0
45.0
%
$
97
3,102
180
277
319
85
85
85
85
85
%
$
17
547
32
49
56
$
114
3,649
212
326
375
$
862
1,908
20.0
20.0
%
$
172
382
85
85
%
$
30
67
$
202
449
$
1,754
1,416
339
6,586
1,846
6,463
2,062
4,124
615
55.0
55.0
55.0
55.0
55.0
55.0
55.0
55.0
55.0
%
$
965
779
186
3,622
1,015
3,555
1,134
2,268
338
85
85
85
85
85
85
85
85
85
%
$
170
137
33
639
179
627
200
400
60
$
1,135
916
219
4,261
1,194
4,182
1,334
2,668
398
$
246
2,247
45.0
45.0
%
111
1,011
85
85
%
$
20
178
$
131
1,189
$
1,416
6,894
4,985
45.0
45.0
45.0
%
$
637
3,102
2,243
85
85
85
%
$
112
547
396
$
749
3,649
2,639
$
25,482
25.0
%
$ 6,371
85
%
$ 1,124
$
7,495
$
708
492
62
123
92
50.0
50.0
50.0
50.0
50.0
%
$
354
246
31
62
46
85
85
85
85
85
%
$
62
43
5
11
8
$
416
289
36
73
54
$
10,617
277
677
739
523
92
7,540
2,308
1,108
1,385
50.0
50.0
50.0
50.0
50.0
50.0
50.0
50.0
50.0
50.0
%
$ 5,309
139
339
370
262
46
3,770
1,154
554
693
85
85
85
85
85
85
85
85
85
85
%
$
937
25
60
65
46
8
665
204
98
122
$
6,246
164
399
435
308
54
4,435
1,358
652
815
Category
Resident
Purchasing
Power
Health Care
$
Offices of dentists
$
Estimated
Market
Share
37,576
862
14,156
45.0
45.0
45.0
2,862
1,016
800
Trade
Area
Sales
%
Trade
Area
Percent
Estimated
Total
Sales
$ 2,984
68
1,124
$ 19,893
456
7,494
$ 16,909
388
6,370
85
85
85
45.0
45.0
45.0
1,288
457
360
85
85
85
227
81
64
1,515
538
424
154
2,277
45.0
45.0
69
1,025
85
85
12
181
81
1,206
246
1,385
45.0
45.0
111
623
85
85
20
110
131
733
2,647
45.0
$ 1,191
85
1,077
1,570
45.0
45.0
485
707
85
85
86
125
571
832
4,801
45.0
2,160
85
381
2,541
%
%
Other
Shoppers
%
$
210
$
1,401
Table C-4
Category
Barber shops
Beauty shops
Nail salons
Photofinishing
Pet Care
Rental and Leasing
Recreation
Bowling centers
Carwashes
Resident
Purchasing
Power
Estimated
Market
Share
Trade
Area
Sales
Trade
Area
Percent
Other
Shoppers
Estimated
Total
Sales
$
191
6,107
354
545
627
45.0
45.0
45.0
45.0
45.0
%
$
86
2,748
159
245
282
85
85
85
85
85
%
$
15
485
28
43
50
$
101
3,233
187
288
332
$
763
1,690
20.0
20.0
%
$
153
338
85
85
%
$
27
60
$
180
398
$
1,554
1,254
300
5,834
1,636
5,725
1,827
3,653
545
55.0
55.0
55.0
55.0
55.0
55.0
55.0
55.0
55.0
%
$
855
690
165
3,209
900
3,149
1,005
2,009
300
85
85
85
85
85
85
85
85
85
%
$
151
122
29
566
159
556
177
355
53
$
1,006
812
194
3,775
1,059
3,705
1,182
2,364
353
$
218
1,990
45.0
45.0
%
$
98
896
85
85
%
$
17
158
$
115
1,054
$
1,254
6,107
4,417
45.0
45.0
45.0
%
$
564
2,748
1,988
85
85
85
%
$
100
485
351
$
664
3,233
2,339
$
22,574
25.0
%
$ 5,644
85
%
$
996
$
6,640
$
627
436
55
109
82
50.0
50.0
50.0
50.0
50.0
%
$
314
218
28
55
41
85
85
85
85
85
%
$
55
38
5
10
7
$
369
256
33
65
48
$
9,406
245
600
654
463
82
6,680
2,045
981
1,227
50.0
50.0
50.0
50.0
50.0
50.0
50.0
50.0
50.0
50.0
%
$ 4,703
123
300
327
232
41
3,340
1,023
491
614
85
85
85
85
85
85
85
85
85
85
%
$
830
22
53
58
41
7
589
181
87
108
$
5,533
145
353
385
273
48
3,929
1,204
578
722
Appendix D
RETAIL AND SERVICES
SALES POTENTIAL AND SUPPORTABLE SPACE
D-1
D-2
D-3
D-4
Table D-1
RETAIL SALES POTENTIAL AND SUPPORTABLE SPACE, 2010
Estimated
Sales
Potential
Category
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
SHOPPING GOODS
General Merchandise
Department stores
Discount stores
Department Stores
Variety stores
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
Furniture
Floor coverings
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
19,740,000
3,309,000
$
250
225
78,960
14,707
110,000
150,000
$
2,068,000
210,000
1,861,000
$
450
220
250
4,596
955
7,444
185,000
5,000
80,000
$
201,000
973,000
235,000
2,303,000
79,000
301,000
$
220
200
240
260
290
265
914
4,865
979
8,858
272
1,136
4,000
4,200
3,900
4,900
1,400
2,725
$
40,000
49,000
23,000
380,000
179,000
$
290
270
290
175
175
138
181
79
2,171
1,023
2,200
2,400
2,200
3,400
3,300
$
1,434,000
973,000
45,000
894,000
$
260
225
210
175
5,515
4,324
214
5,109
7,900
3,600
4,900
3,500
$
581,000
2,739,000
771,000
$
275
300
580
2,113
9,130
1,329
4,200
2,500
3,400
$
1,430,000
615,000
816,000
458,000
681,000
301,000
771,000
559,000
258,000
715,000
45,000
280,000
414,000
100,000
335,000
203,000
199,000
414,000
$
200
200
225
160
375
240
325
175
275
150
200
100
200
225
290
230
320
275
7,150
3,075
3,627
2,863
1,816
1,254
2,372
3,194
938
4,767
225
2,800
2,070
444
1,155
883
622
1,505
7,500
7,500
2,900
2,300
1,000
7,300
1,500
2,740
2,200
3,000
2,300
12,400
2,900
2,000
1,500
3,500
2,000
1,650
Table D-1 (continued)
Estimated
Sales
Potential
Category
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience food
Meat Markets
Baked Goods
Hardware
Liquor
Florist
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
$
20,788,000
20,386,000
336,000
410,000
137,000
50,000
87,000
137,000
50,000
38,000
50,000
$
400
400
300
200
225
250
200
225
250
320
200
51,970
50,965
1,120
2,050
609
200
435
609
200
119
250
52,500
52,500
2,000
2,400
2,300
2,200
2,000
2,000
1,800
1,200
2,200
$
7,441,000
1,287,000
2,298,000
626,000
209,000
$
460
185
375
190
250
16,176
6,957
6,128
3,295
836
11,700
7,857
2,900
1,600
1,500
$
5,913,000
4,363,000
0
680,000
107,000
12,000
143,000
72,000
203,000
12,000
131,000
1,407,000
$
360
400
235
300
325
200
220
275
400
400
360
400
16,425
10,908
0
2,267
329
60
650
262
508
30
364
3,518
4,500
3,400
10,000
1,500
1,200
1,200
1,200
2,150
1,500
1,200
2,200
N/A
$
250
0
N/A
$
-
$
17,294,000
2,094,000
$ 1,400
1,000
12,353
2,094
2,400
2,000
$
17,193,000
6,485,000
681,000
8,192,000
$
250
350
225
225
68,772
18,529
3,027
36,409
120,000
120,000
3,750
N/A
$
405,000
1,731,000
$
100
100
4,050
17,310
N/A
15,000
$
1,328,000
828,000
22,476,000
$
200
200
1,050
6,640
4,140
21,406
6,500
2,500
OTHER RETAIL STORES
Home centers
Tire dealers
Auto Dealers
Estimated
Sales
Potential
Category
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
250
225
91,556
17,049
110,000
150,000
450
220
250
5,329
1,109
8,632
185,000
5,000
80,000
SHOPPING GOODS
General Merchandise
Department stores
Discount stores
Department Stores
Variety stores
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
Furniture
Floor coverings
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
22,889,000
3,836,000
$
2,398,000
244,000
2,158,000
$
234,000
1,128,000
273,000
2,670,000
91,000
350,000
$
220
200
240
260
290
265
1,064
5,640
1,138
10,269
314
1,321
4,000
4,200
3,900
4,900
1,400
2,725
$
46,000
56,000
26,000
440,000
208,000
$
290
270
290
175
175
159
207
90
2,514
1,189
2,200
2,400
2,200
3,400
3,300
$
1,663,000
1,128,000
51,000
1,036,000
$
260
225
210
175
6,396
5,013
243
5,920
7,900
3,600
4,900
3,500
$
674,000
3,175,000
894,000
$
275
300
580
2,451
10,583
1,541
4,200
2,500
3,400
$
1,659,000
713,000
946,000
531,000
790,000
350,000
894,000
648,000
298,000
830,000
51,000
324,000
480,000
116,000
389,000
235,000
231,000
480,000
$
200
200
225
160
375
240
325
175
275
150
200
100
200
225
290
230
320
275
8,295
3,565
4,204
3,319
2,107
1,458
2,751
3,703
1,084
5,533
255
3,240
2,400
516
1,341
1,022
722
1,745
7,500
7,500
2,900
2,300
1,000
7,300
1,500
2,740
2,200
3,000
2,300
12,400
2,900
2,000
1,500
3,500
2,000
1,650
Estimated
Sales
Potential
Category
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience food
Meat Markets
Baked Goods
Hardware
Liquor
Florist
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
$
24,104,000
23,638,000
389,000
476,000
159,000
58,000
101,000
159,000
58,000
43,000
58,000
$
400
400
300
200
225
250
200
225
250
320
200
60,260
59,095
1,297
2,380
707
232
505
707
232
134
290
52,500
52,500
2,000
2,400
2,300
2,200
2,000
2,000
1,800
1,200
2,200
$
8,628,000
1,492,000
2,664,000
726,000
242,000
$
460
185
375
190
250
18,757
8,065
7,104
3,821
968
11,700
7,857
2,900
1,600
1,500
$
6,856,000
5,059,000
0
788,000
124,000
13,000
165,000
83,000
235,000
13,000
152,000
1,631,000
$
360
400
235
300
325
200
220
275
400
400
360
400
19,044
12,648
0
2,627
382
65
750
302
588
33
422
4,078
4,500
3,400
10,000
1,500
1,200
1,200
1,200
2,150
1,500
1,200
2,200
N/A
$
250
0
N/A
$
-
$
20,054,000
2,429,000
$ 1,400
1,000
14,324
2,429
2,400
2,000
$
19,935,000
8,355,000
789,000
9,499,000
$
350
350
225
225
56,957
23,871
3,507
42,218
120,000
120,000
3,750
N/A
100
100
4,690
20,070
N/A
15,000
200
200
1,050
7,700
4,805
21,406
6,500
2,500
OTHER RETAIL STORES
Home centers
Tire dealers
Auto Dealers
469,000
2,007,000
$
1,540,000
961,000
22,476,000
$
Table D-2
SERVICES SALES POTENTIAL AND SUPPORTABLE SQUARE FEET, 2010
Estimated
Sales
Potential
Category
Barber shops
Beauty Shops
Nail salons
Drycleaning & Laundry Service
Photofinishing
Pet Care
Rental and Leasing
Recreation
Bowling Centers
Carwashes
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
$
39,000
1,231,000
71,000
110,000
127,000
$ 200
190
110
150
175
195
6,479
645
733
726
725
1,400
1,200
1,900
1,300
$
154,000
341,000
$ 60
150
2,567
2,273
2,000
1,600
$
313,000
253,000
61,000
1,647,000
461,000
1,616,000
516,000
1,031,000
154,000
$ 326
326
326
100
N/A
275
275
225
75
960
776
187
16,470
N/A
5,876
1,876
4,582
2,053
1,150
1,150
1,100
5,000
N/A
2,000
1,800
2,200
1,200
$
79,000
401,000
$ 365
200
216
2,005
1,200
6,000
$
456,000
1,723,000
1,602,000
$ 110
80
N/A
4,145
21,538
0
20,000
6,500
$ 4,550,000
$ 300
15,167
2,000
$
253,000
177,000
22,000
44,000
33,000
$ 175
155
155
155
125
1,446
1,142
142
284
264
600
750
900
825
$ 2,654,000
69,000
169,000
184,000
131,000
23,000
1,884,000
577,000
277,000
347,000
$ 200
200
200
200
200
200
200
200
200
200
13,270
345
845
920
655
115
9,420
2,885
1,385
1,735
Estimated
Sales
Potential
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
$ 7,104,000
164,000
3,747,000
$ 285
285
285
24,926
575
13,147
1,800
1,800
1,700
758,000
269,000
212,000
250
250
285
3,032
1,076
744
1,600
1,600
1,800
41,000
602,000
250
250
164
2,408
1,600
1,600
65,000
367,000
285
285
228
1,288
1,800
1,800
700,000
$ 250
2,800
285,000
415,000
285
285
1,000
1,456
1,271,000
285
4,460
Category
Health Care
Offices of dentists
$
Estimated
Sales
Potential
Category
Barber shops
Beauty Shops
Nail salons
Photofinishing
Pet Care
Rental and Leasing
Recreation
Bowling Centers
Carwashes
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
$
47,000
1,512,000
88,000
135,000
155,000
$ 200
190
110
150
175
235
7,958
800
900
886
725
1,400
1,200
1,900
1,300
$
189,000
419,000
$ 60
150
3,150
2,793
2,000
1,600
$
385,000
311,000
74,000
2,021,000
567,000
1,984,000
633,000
1,266,000
189,000
$ 326
326
326
100
N/A
275
275
225
75
1,181
954
227
20,210
N/A
7,215
2,302
5,627
2,520
1,150
1,150
1,100
5,000
$ 365
200
263
2,465
1,200
6,000
$ 110
80
N/A
5,082
26,438
0
20,000
6,500
$ 5,586,000
$ 300
18,620
2,000
$
311,000
216,000
27,000
54,000
41,000
$ 175
155
155
155
175
1,777
1,394
174
348
234
600
750
900
825
$ 3,259,000
85,000
208,000
227,000
161,000
28,000
2,314,000
708,000
340,000
425,000
$ 200
200
200
200
200
200
200
200
200
200
16,295
425
1,040
1,135
805
140
11,570
3,540
1,700
2,125
$
96,000
493,000
$
559,000
2,115,000
1,967,000
2,000
1,800
2,200
1,200
Estimated
Sales
Potential
Category
Health Care
Offices of dentists
$
Supportable
Square Feet
Median
Store Size
285
285
285
28,905
663
15,246
1,800
1,800
1,700
879,000
312,000
246,000
250
250
285
3,516
1,248
863
1,600
1,600
1,800
47,000
699,000
250
250
188
2,796
1,600
1,600
75,000
425,000
285
285
263
1,491
1,800
1,800
813,000
$ 250
3,252
331,000
482,000
285
285
1,161
1,691
1,473,000
285
5,168
8,238,000
189,000
4,345,000
$
Sales
Per Sq. Ft.
$
Table D-3
Estimated
Sales
Potential
Category
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
SHOPPING GOODS
General Merchandise
Department stores
Discount stores
Department Stores
Variety stores
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
Furniture
Floor coverings
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
33,232,000
6,265,000
$
250
225
132,928
27,844
110,000
150,000
$
3,133,000
253,000
3,133,000
$
450
220
250
6,962
1,150
12,532
185,000
5,000
80,000
$
286,000
1,381,000
334,000
3,270,000
111,000
429,000
$
220
200
240
260
290
265
1,300
6,905
1,392
12,577
383
1,619
4,000
4,200
3,900
4,900
1,400
2,725
$
56,000
69,000
31,000
540,000
254,000
$
290
270
290
175
175
193
256
107
3,086
1,451
2,200
2,400
2,200
3,400
3,300
$
2,036,000
1,381,000
64,000
1,270,000
$
260
225
210
175
7,831
6,138
305
7,257
7,900
3,600
4,900
3,500
$
825,000
3,889,000
1,095,000
$
275
300
580
3,000
12,963
1,888
4,200
2,500
3,400
$
2,031,000
873,000
1,159,000
651,000
969,000
429,000
1,095,000
794,000
365,000
1,016,000
64,000
396,000
588,000
143,000
476,000
288,000
283,000
588,000
$
200
200
225
160
375
240
325
175
275
150
200
100
200
225
290
230
320
275
10,155
4,365
5,151
4,069
2,584
1,788
3,369
4,537
1,327
6,773
320
3,960
2,940
636
1,641
1,252
884
2,138
7,500
7,500
2,900
2,300
1,000
7,300
1,500
2,740
2,200
3,000
2,300
12,400
2,900
2,000
1,500
3,500
2,000
1,650
Estimated
Sales
Potential
Category
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience food
Meat Markets
Baked Goods
Hardware
Liquor
Florist
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
$
23,312,000
22,860,000
361,000
441,000
147,000
54,000
94,000
147,000
54,000
40,000
54,000
$
400
400
300
200
225
250
200
225
250
320
200
58,280
57,150
1,203
2,205
653
216
470
653
216
125
270
52,500
52,500
2,000
2,400
2,300
2,200
2,000
2,000
1,800
1,200
2,200
$
8,582,000
1,484,000
3,709,000
722,000
241,000
$
460
185
375
190
250
18,657
8,022
9,891
3,800
964
11,700
7,857
2,900
1,600
1,500
$
7,411,000
5,468,000
0
851,000
134,000
15,000
179,000
89,000
254,000
15,000
165,000
1,764,000
$
360
400
235
300
325
200
220
275
400
400
360
400
20,586
13,670
0
2,837
412
75
814
324
635
38
458
4,410
4,500
3,400
10,000
1,500
1,200
1,200
1,200
2,150
1,500
1,200
2,200
N/A
$
250
0
N/A
$
-
$
17,078,000
1,949,000
$
1,400
1,000
12,199
1,949
2,400
2,000
$
39,539,000
11,600,000
940,000
15,824,000
$
250
350
225
225
158,156
33,143
4,178
70,329
120,000
120,000
3,750
N/A
$
493,000
2,107,000
$
100
100
4,930
21,070
N/A
15,000
$
1,509,000
941,000
25,909,000
$
200
200
1,050
7,545
4,705
24,675
6,500
2,500
OTHER RETAIL STORES
Home centers
Tire dealers
Auto Dealers
Estimated
Sales
Potential
Category
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
250
225
150,044
31,431
110,000
150,000
450
220
250
7,858
1,305
14,144
185,000
5,000
80,000
SHOPPING GOODS
General Merchandise
Department stores
Discount stores
Department Stores
Variety stores
Clothing Stores
Mens and boys
Womens clothing
Children's & infant
Family clothing
Shoe Stores
Men's
Women's
Children's & infant
Family shoe stores
Athletic footwear
Furniture
Floor coverings
Sporting goods
Jewelry stores
Hobby, toy & game
Pet stores
Art dealers
$
37,511,000
7,072,000
$
3,536,000
287,000
3,536,000
$
323,000
1,559,000
376,000
3,691,000
125,000
484,000
$
220
200
240
260
290
265
1,468
7,795
1,567
14,196
431
1,826
4,000
4,200
3,900
4,900
1,400
2,725
$
64,000
78,000
36,000
609,000
286,000
$
290
270
290
175
175
221
289
124
3,480
1,634
2,200
2,400
2,200
3,400
3,300
$
2,299,000
1,559,000
71,000
1,434,000
$
260
225
210
175
8,842
6,929
338
8,194
7,900
3,600
4,900
3,500
$
931,000
4,390,000
1,236,000
$
275
300
580
3,385
14,633
2,131
4,200
2,500
3,400
$
2,294,000
985,000
1,308,000
735,000
1,093,000
484,000
1,236,000
896,000
413,000
1,146,000
71,000
448,000
663,000
161,000
538,000
325,000
319,000
663,000
$
200
200
225
160
375
240
325
175
275
150
200
100
200
225
290
230
320
275
11,470
4,925
5,813
4,594
2,915
2,017
3,803
5,120
1,502
7,640
355
4,480
3,315
716
1,855
1,413
997
2,411
7,500
7,500
2,900
2,300
1,000
7,300
1,500
2,740
2,200
3,000
2,300
12,400
2,900
2,000
1,500
3,500
2,000
1,650
Estimated
Sales
Potential
Category
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
CONVENIENCE GOODS
Food Stores
Grocery stores
Supermarkets
Convenience food
Meat Markets
Baked Goods
Hardware
Liquor
Florist
Food Service
Cafeterias
Frozen Yogurt
Doughnut Shops
Bagel Shops
Coffee Shops
Cookie Shops
Other Snack Shops
Drinking Places
$
26,313,000
25,803,000
407,000
498,000
166,000
60,000
105,000
166,000
60,000
45,000
60,000
$
400
400
300
200
225
250
200
225
250
320
200
65,783
64,508
1,357
2,490
738
240
525
738
240
141
300
52,500
52,500
2,000
2,400
2,300
2,200
2,000
2,000
1,800
1,200
2,200
$
9,687,000
1,675,000
4,187,000
815,000
272,000
$
460
185
375
190
250
21,059
9,054
11,165
4,289
1,088
11,700
7,857
2,900
1,600
1,500
$
9,480,000
6,996,000
0
1,089,000
172,000
19,000
229,000
115,000
325,000
19,000
211,000
2,256,000
$
360
400
235
300
325
200
220
275
400
400
360
400
26,333
17,490
0
3,630
529
95
1,041
418
813
48
586
5,640
4,500
3,400
10,000
1,500
1,200
1,200
1,200
2,150
1,500
1,200
2,200
N/A
$
250
0
N/A
$
-
$
23,407,000
2,673,000
$
1,400
1,000
16,719
2,673
2,400
2,000
$
44,631,000
13,093,000
1,061,000
17,861,000
$
350
350
225
225
127,517
37,409
4,716
79,382
120,000
120,000
3,750
N/A
100
100
5,560
23,780
N/A
15,000
200
200
1,050
8,520
5,310
24,675
6,500
2,500
OTHER RETAIL STORES
Home centers
Tire dealers
Auto Dealers
556,000
2,378,000
$
1,704,000
1,062,000
25,909,000
$
Table D-4
Estimated
Sales
Potential
Category
Barber shops
Beauty Shops
Nail salons
Photofinishing
Pet Care
Rental and Leasing
Recreation
Bowling Centers
Carwashes
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
$
101,000
3,233,000
187,000
288,000
332,000
$ 200
190
110
150
175
505
17,016
1,700
1,920
1,897
725
1,400
1,200
1,900
1,300
$
180,000
398,000
$ 60
150
3,000
2,653
2,000
1,600
$ 1,006,000
812,000
194,000
3,775,000
1,059,000
3,705,000
1,182,000
2,364,000
353,000
$ 326
326
326
100
N/A
275
275
225
75
3,086
2,491
595
37,750
N/A
13,473
4,298
10,507
4,707
1,150
1,150
1,100
5,000
N/A
2,000
1,800
2,200
1,200
$
115,000
1,054,000
$ 365
200
315
5,270
1,200
6,000
$
664,000
3,233,000
2,339,000
$ 110
80
N/A
6,036
40,413
0
20,000
6,500
$ 6,640,000
$ 300
22,133
2,000
$
369,000
256,000
33,000
65,000
48,000
$ 175
155
155
155
125
2,109
1,652
213
419
384
600
750
900
825
$ 5,533,000
145,000
353,000
385,000
273,000
48,000
3,929,000
1,204,000
578,000
722,000
$ 200
200
200
200
200
200
200
200
200
200
27,665
725
1,765
1,925
1,365
240
19,645
6,020
2,890
3,610
Category
Health Care
Offices of dentists
Estimated
Sales
Potential
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
$ 17,624,000
404,000
6,639,000
$ 285
285
285
61,839
1,418
23,295
1,800
1,800
1,700
1,342,000
476,000
375,000
250
250
285
5,368
1,904
1,316
1,600
1,600
1,800
72,000
1,068,000
250
250
288
4,272
1,600
1,600
115,000
649,000
285
285
404
2,277
1,800
1,800
$ 1,241,000
$ 250
4,964
505,000
736,000
285
285
1,772
2,582
2,252,000
285
7,902
Estimated
Sales
Potential
Category
Barber shops
Beauty Shops
Nail salons
Photofinishing
Pet Care
Rental and Leasing
Recreation
Bowling Centers
Carwashes
Sales
Per Sq. Ft.
Supportable
Square Feet
Median
Store Size
$
114,000
3,649,000
212,000
326,000
375,000
$ 200
190
110
150
175
570
19,205
1,927
2,173
2,143
725
1,400
1,200
1,900
1,300
$
202,000
449,000
$ 60
150
3,367
2,993
2,000
1,600
$ 1,135,000
916,000
219,000
4,261,000
1,194,000
4,182,000
1,334,000
2,668,000
398,000
$ 326
326
326
100
N/A
275
275
225
75
3,482
2,810
672
42,610
N/A
15,207
4,851
11,858
5,307
1,150
1,150
1,100
5,000
$
131,000
1,189,000
$ 365
200
359
5,945
1,200
6,000
$
749,000
3,649,000
2,639,000
$ 110
80
N/A
6,809
45,613
0
20,000
6,500
$ 7,495,000
$ 300
24,983
2,000
$
416,000
289,000
36,000
73,000
54,000
$ 175
155
155
155
175
2,377
1,865
232
471
309
600
750
900
825
$ 6,246,000
164,000
399,000
435,000
308,000
54,000
4,435,000
1,358,000
652,000
815,000
$ 200
200
200
200
200
200
200
200
200
200
31,230
820
1,995
2,175
1,540
270
22,175
6,790
3,260
4,075
2,000
1,800
2,200
1,200
Estimated
Sales
Potential
Category
Health Care
Offices of dentists
$
Supportable
Square Feet
Median
Store Size
285
285
285
69,800
1,600
26,295
1,800
1,800
1,700
1,515,000
538,000
424,000
250
250
285
6,060
2,152
1,488
1,600
1,600
1,800
81,000
1,206,000
250
250
324
4,824
1,600
1,600
131,000
733,000
285
285
460
2,572
1,800
1,800
$ 1,401,000
$ 250
5,604
571,000
832,000
285
285
2,004
2,919
2,541,000
285
8,916
19,893,000
456,000
7,494,000
Sales
Per Sq. Ft.
$

2010 Market Analysis

Transcription

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