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9 -03 -1999 10.15AM FROM P. 3 <br />Page 2 <br />Ms. Mary Divine <br />3 &October 1999 <br />GPG <br />entertaining enough to draw visitors regularly from the adjacent neighborhoods, tourists and <br />also from a larger trade area than is traditional for such a commercial center. Another <br />critical issue is one of the long and short term space requirements for the various types of <br />retail uses likely to be drawn to or is appropriate for the New Town retail development. The <br />phasing of an urban shopping district is important not only for the district's first impression, <br />but also for realistic long teen growth through in -fill and redevelopment. it is with these <br />issues in mind that GPG is proposing to assist you in evaluating the nature and scale of the <br />New Town development, including the potential size and retail mix. The following issues <br />will be addressed by GPG as a part of this proposal: <br />a. What is the likely short term and long term trade area served by the New Town <br />development in Lino Lakes. <br />b. What do we estimate are the different patron segments (i.e. workers, tourists, <br />residents, visitors) to be serviced by the retailers of the study area. <br />c. What demographic groups (belongers, emulators, achievers, visitors, employees, <br />military staff, etc.) can the retailers in the study area attract? <br />d. What retailers and restaurants can be supported in the study area? What would the <br />ideal size of these businesses be? <br />e. What would be the ideal retail, restaurant and entertainment tenant mix of the study <br />area? <br />f. What would be the estimated potential annual sales volume of the recommended <br />retailers and restaurants? <br />g. What specific regional and national retailers are potential tenants for the study area? <br />Step One: Market Research & Void Analysis ($18,004) <br />a. GPG will review existing demographic data: household income, age, growth etc. <br />b. GPG will prepare a map identifying the location of all major retail centers in the <br />study area primary and secondary areas. <br />c. GPG will prepare maps of key demographic factors of the market by census tract. <br />d. GPG will review the existing proposals for the development of the residential and <br />commercial areas located adjacent to the study area. <br />e. Two (2) members of the GPG team with expertise in retail market research and . <br />planning will visit the area surrounding the New Town Development, adjacent/ <br />regional shopping centers and the projected residential growth areas located within <br />the proposed trade area. <br />f. GPG will define a primary and secondary trade area for the proposed retail <br />development. <br />g. GPG will complete a qualitative analysis of the New Town retail development <br />potential based upon; pedestrian circulation, general vehicular circulation patterns, <br />proposed adjacent residential and commercial construction as well as other relevant <br />conditions. <br />