$00 · retail potential analysis: an assessment of peoria’s current retailing prepared by...

37
!"# %&''() *+,-.,/ 0.(1, 2#3 04'(-56(,78/ 9: #;#<! =,7> ?;3@3;?@;;## ABC> ?;3@3;?@;;;! D,E)(1,> FFFGF851,HIGH&J !"#$ &' ()&*"+, +*"-&.+ *)#+"/ (&#).#"+/ +.+/$0"0 1+$ 2343 !"#$ &'()*+,! #$ &+$#-,+& .'/ !0'1$#&+& 2/#,!#,-

Upload: others

Post on 17-Jul-2020

1 views

Category:

Documents


0 download

TRANSCRIPT

Page 1: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

!"#$%&''()$*+,-.,/$0.(1,$2#3$04'(-56(,78/$9:$#;#<!$=,7>$?;3@3;?@;;##$$$ABC>$?;3@3;?@;;;!$

D,E)(1,>$FFFGF851,HIGH&J$

!"#$%&'%()&*"+,%+*"-&.+%

*)#+"/%(&#).#"+/%+.+/$0"0%1+$%2343%

!"#$%&'()*+,!%#$%&+$#-,+&%.'/%!0'1$#&+&%2/#,!#,-%

%

%

%

Page 2: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

%

%

Page 3: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. CITY OF PEORIA, ARIZONA May 2010

!5678679%+3+()!#4+%$)**5/6%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8%

!"+%,5!#',59%+(','*#(%(',!+3!%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%:%

!"+%9'(59%+(','*#(%(',!+3!%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%;%

!<=%2<>=?@A%*=BC>%5C=D%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%;%

!<=%0=EB%4DFF=G%D?H%2=>C@D%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%;%

/+!5#9%#,%2+'/#5I%5,%'4+/4#+0%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%J%

!<=%5KE>CLB@>?%>M%/=BD@F%$LDN=%@?%2=>C@D%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%J%

!<=%5O>P?B%>M%$LDN=%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%J%

!<=%0=EB%4DFF=GQE%/=LPBDB@>?%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%R%

">S%2=>C@DQE%(@B@T=?E%4@=S%!<=@C%$<>LL@?U%'LL>CBP?@B@=E%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%R%

!<=%9DNV%>M%&@W=CE=%$<>LL@?U%+AL=C@=?N=E%7777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%R%

)CKD?%&=E@U?%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8X%

!<=%5LLC>WDFE%2C>N=EE%#?%!>PU<%!@O=E%7777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8X%

YDCC@=CE%B>%(C=DB@?U%*>C=%&@W=CE=%D?H%#?B=C=EB@?U%$<>LL@?U%+AL=C@=?N=E%77777777777777777777777777777777777777777777777777777777777777777777%88%

/+!5#9%#,%,'/!"+/,%2+'/#5%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8Z%

5%&=O>UCDL<@N%(>OLDC@E>?%>M%.@W=%/=BD@F1+?B=CBD@?O=?B%9>NDB@>?E%777777777777777777777777777777777777777777777777777777777777777777777777777%8Z%

9@M=EBGF=%5?DFGE@E%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8[%

">S%*D?G%&>%0=%,==H\%7777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8;%

!"+%$2'/!$1+,!+/!5#,*+,!%&#$!/#(!%7777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8R%

!<=%$L>CBE]+?B=CBD@?O=?B%&@EBC@NBQE%(PCC=?B%5EE=BE%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8R%

&C@W=1$<=H%5?DFGE=E%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%8^%

$L>CBE%D?H%9=@EPC=%5NB@W@B@=E%>M%B<=%$L>CBE%(>OLF=A]+?B=CBD@?O=?B%&@EBC@NB_E%&C@W=1$<=H%/=E@H=?BE%77777777777777777777777777%ZX%

">PE=<>FH%/=NC=DB@>?%+AL=?H@BPC=E%@?%B<=%+?B=CBD@?O=?B%&@EBC@NBQE%&C@W=%$<=HE%77777777777777777777777777777777777777777777777777777777%Z8%

9DNV%>M%(=?BCDF%*D?DU=O=?B%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%Z8%

!<=%9DNV%>M%4@KCD?B%2PKF@N%$LDN=%DE%D%&@EBC@NB%.>NDF%2>@?B%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%Z`%

'9&%!'0,%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%Z[%

!<=%4@E@>?%7777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%Z[%

a=G%&=W=F>LO=?B%5EE=BE%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%Z[%

!<=%#OL>CBD?N=%>M%0DFV@?U%#?%9=W=CDU@?U%&@EBC@NB%5EE=BE%777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%Z:%

(>FF=U=%$BPH=?B%$L=?H@?U%2DBB=C?E%7777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%Z;%

&C@W=1$<=H%5?DFGE@E%7777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%Z^%

.=DC%>M%(C@O=%77777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777777%̀ Z%

%

5LL=?H@A%5I%+$/#%!DCU=B%$=UO=?B%&=M@?@B@>?E%

5LL=?H@A%YI%$L>CBE%D?H%9=@EPC=%(>?EPO=C%Y=<DW@>C%D?H%+AL=?H@BPC=E%

%

Page 4: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. CITY OF PEORIA, ARIZONA May 2010

%

%

Page 5: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 1 CITY OF PEORIA, ARIZONA May 2010

".#*&:;!#"&.%!<@E%/=BD@F%2>B=?B@DF%5?DFGE@E%C=L>CB%@E%B<=%LC>HPNB%>M%D%N>?BCDNB%K=BS==?%!<=%0DHF=G1&>?>WD?%-C>PL%bB<C>PU<%@BE% =N>?>O@N1H=W=F>LO=?B% P?@B%0DHF=G1&>?>WD?% -C>SB<!=N<% c0&-!de% D?H% B<=% (@BG% >M% 2=>C@Df% 5C@T>?D7% $@A%>B<=C%H=F@W=CDKF=E%DC=%K=@?U%EPKO@BB=H% @?%N>?gP?NB@>?%S@B<% B<@E% C=L>CBI%5?%+N>?>O@N%YDE=%h%!DCU=B% #?HPEBCG%5?DFGE@Ei%D%(>OOP?@BG%5EE=EEO=?Bi%D%2C>UCDO%h%2FD?%+ALF>CDB@>?%C=L>CBi%D?%+N>?>O@N%&=W=F>LO=?B%$BCDB=UGi%D?%#OLF=O=?BDB@>?]5NB@>?%2FD?i%D?H%D?%+N>?>O@N%&=W=F>LO=?B%#OLF=O=?BDB@>?%$BCDB=UG%b+&#$e7%%

!S>%>B<=C%M@COE%N>FFDK>CDB=H%S@B<%0&-!%B>%M>CO%B<=%LC>g=NB%N>?EPFB@?U%B=DOI%%-DC?=B%(>?EPFB@?U%$=CW@N=Ef%#?N7%D?H% &5,!"f% #?N7% -DC?=B% N>?HPNB=H% B<=% @?MCDEBCPNBPC=f% PB@F@BGf% D?H% C=DF% =EBDB=% D?DFGE@E% >M% B<@E% C=L>CBf% D?H%LDCB@N@LDB=H%@?%>C%N>?HPNB=H%B<=%>B<=C%LC>g=NB%C=L>CBE%=AN=LB%M>C%B<@E%C=L>CBf%S<@N<%SDE%N>OLF=B=H%KG%&5,!"7%%

!<=%M@?H@?UE%LC=E=?B=H%<=C=@?%DC=%B<>E=%>M%B<=%0&-!%B=DO%>?FG7%0=%<DW=%=ADO@?=H%B<=%(@BG%MC>O%D%N>CL>CDB=%F>NDB@>?f%H>S?B>S?%D?H%C=BD@F%ODCV=B@?U%L=CEL=NB@W=%D?H%MC>O%>PC%V?>SF=HU=%>M% F>NDB@>?DF%BC=?HEf%H=N@E@>?1ODV@?U%MDNB>CEf%D?H%=N>?>O@N1H=W=F>LO=?B%D?H%C=BD@F@?U%K=EB%LCDNB@N=E%D?H%DNB@W@B@=E7%%

!<@E%C=BD@F1L>B=?B@DF%D?DFGE@E%C=jP@C=H%@?H=L=?H=?B%C=E=DCN<%B>%C=W@=S%2=>C@DQE%>L=CDB@?U%=?W@C>?O=?B%M>C%B<=%C=BD@F1@?HPEBCG%E=NB>C7%.>C%B<@E%EBPHGf%&5,!"%D?H%B<=%0&-%B=DOI%%

• /=W@=S=H%LC@>C%EBPH@=E%D?H%LFD?E%EPLLF@=H%KG%B<=%(@BG%>M%2=>C@D%

• (>?HPNB=H%D%M>PC1HDG%M@=FHS>CV%BC@L%%

k !>PC=H%2=>C@D%C=BD@F%N=?B=CE%S@B<%N@BG%EBDMM%

k 4@E@B=H%C=BD@F%N=?B=CE%@?%-F=?HDF=%

k 4@E@B=H%0=EBUDB=f%Y@FBO>C=%.DE<@>?%2DCVf%a@=CFD?H%(>OO>?Ef%$N>BBEHDF=%'FH%!>S?f%D?H%5C@T>?D%(=?B=C%

• #?B=CW@=S=H%E@A%H=W=F>L=CE%D?H%KC>V=CE%

• (>OOP?@NDB=H%S@B<%N@BG%EBDMM%

• 5?DFGT=H%HDBD%MC>O%B<=%YPC=DP%>M%B<=%(=?EPEf%YPC=DP%>M%9DK>C%$BDB@EB@NEf%")&f%(@BG%>M%2=>C@Df%07%27%(DC=G%$N<>>F%>M%YPE@?=EE%DB%5$)f%D?H%>B<=C%E>PCN=E7%%

• )E=H%HC@W=1E<=H%D?DFGE=E%D?H%HDBD%E=BE%DWD@FDKF=%B<C>PU<%+$/#%YPE@?=EE%5?DFGEB%

• (>?EPFB=H%>PC%?=BS>CV%>M%LC>M=EE@>?DF%N>?BDNBE%

• 5LLF@=H%>PC%`:l%G=DCE%>M%=AL=C@=?N=%

5%EBPHG%>M%B<@E%?DBPC=%ND?%H>%?>%O>C=%B<D?%H=ENC@K=%F>NDF%N>?H@B@>?E7%!<=%DNBPDF%@OLDNB%>M%B<=E=%N>?H@B@>?E%M>C%D?G% U@W=?% >CUD?@TDB@>?DF% DNB@W@BG% S@FF% WDCGf% C=MF=NB@?U% B<=% H@MM=C=?B% N<DCDNB=C@EB@NE% D?H% EBCPNBPC=% >M% =DN<%>CUD?@TDB@>?7%!<=%N>?EPFB@?U%B=DOQE%LC@?N@LDF%M@?H@?UE%D?H%N>?NFPE@>?E%DC=%C=NDLL=H%@?%B<=%+A=NPB@W=%$POODCGf%M>FF>S=H%KG%D%H=BD@F=H%LC=E=?BDB@>?%>M%>PC%M@?H@?UE7%

!<=%0DHF=G1&>?>WD?%-C>PL%@E%B<=%?DB@>?QE%>FH=EB%@?H=L=?H=?B%OD?DU=O=?B%N>?EPFB@?U%M@CO%B<DB%EL=N@DF@T=E%@?%F>NDB@>?% N>?EPFB@?U% D?H% =N>?>O@N% H=W=F>LO=?B7% #BE% N>CL>CDB=% NF@=?BE% @?NFPH=% OD?G% >M% B<=% S>CFHQE% F=DH@?U%N>OLD?@=E7% 0&-% <DE% BS>% >L=CDB@?U% P?@BEk0DHF=G1&>?>WD?% -C>SB<!=N<% b=N>?>O@N1H=W=F>LO=?B% D?H%S>CVM>CN=1H=W=F>LO=?B% N>?EPFB@?Ue% D?H% 0DHF=G1&>?>WD?1-PBE<DS% bN>CL>CDB=1F>NDB@>?% N>?EPFB@?Ue7% !<=%0DHF=G1&>?>WD?% -C>PL% N>?HPNB=H% B<@E% LC>g=NB% B<C>PU<% @BE% -C>SB<!=N<% P?@Bf% S<@N<% DHW@E=E% =N>?>O@N%H=W=F>LO=?B%DU=?N@=Ef%S>CVM>CN=%H=W=F>LO=?B%UC>PLEf%D?H% F>NDF%D?H%EBDB=%U>W=C?O=?BE%DNC>EE% B<=%N>P?BCG%D?H%>W=CE=DE%>?%D%WDC@=BG%>M%=N>?>O@N1H=W=F>LO=?B%D?H%S>CVM>CN=1H=W=F>LO=?B%@EEP=E7%%

-DC?=B%(>?EPFB@?Uf%F>NDB=H%@?%2F=DED?B%4DFF=Gf%(>??=NB@NPBf%@E%D?%=N>?>O@N%H=W=F>LO=?B%N>?EPFBD?NG%M>P?H=H%@?% 8^R;7% -DC?=B% EL=N@DF@T=E% @?% EBCDB=U@N% LFD??@?Ui% @?HPEBC@DF% D?H% KPE@?=EE1LDCV%ODEB=C1LFD??@?Ui% ODCV=B% D?H%M=DE@K@F@BG% EBPH@=Ei% N>OOP?@BG% D?H% >CUD?@TDB@>?DF% =WDFPDB@>?E% D?H% B=DO1KP@FH@?Uf% =N>?>O@N% D?H% N>OOP?@BG%H=W=F>LO=?B% =HPNDB@>?i% D?H% >B<=C% =N>?>O@N% H=W=F>LO=?B% E=CW@N=E% M>C% N>OOP?@B@=Ef% N>OLD?@=Ef% LC>L=CBG%>S?=CEf%>C%KPG=CE7%-DC?=B%S>CVE%?DB@>?DFFG%D?H%@?B=C?DB@>?DFFGf%D?H%MC=jP=?BFG%B=DOE%S@B<%0&-7%

Page 6: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 2 CITY OF PEORIA, ARIZONA May 2010

&5,!"f% #?Nf% KDE=H% @?% ,=S% 6>CV% (@BGf% @E% D% ?DB@>?DF% F=DH=C% @?% H>S?B>S?% D?H% N>OO=CN@DF% H@EBC@NB% =N>?>O@N%C=W@BDF@TDB@>?% N>?EPFB@?U%D?H% C=BD@F% C=NCP@BO=?B%D?H% C=H=W=F>LO=?B7% !<=% M@CO%<DE%S>CV=H%S@B<%K@U% N@B@=E% D?H%EODFF%B>S?Ef%PCKD?%N=?B=CE%D?H%CPCDF%N>OOP?@B@=E%DNC>EE%B<=%N>P?BCGf%MC>O%2DEDH=?Df%(5%B>%*=C=H@B<f%,"%D?H%OD?G%L>@?BE%K=BS==?7%#B%NC=DB=E%<@U<FG%NPEB>O@T=H%LC>UCDOE%M>C%@BE%NF@=?BEf%KDE=H%PL>?%C@U>C>PE%C=E=DCN<f%`X%G=DCE%>M%=AL=C@=?N=%@?%PCKD?%C=W@BDF@TDB@>?f%D?H%D%NC=DB@W=f%?>?1N>>V@=1NPBB=C%DLLC>DN<7%

!"#$%&'($)*$+#),&-.$/,&0)1-$-12$'"#$3#4'$5-66#($&1$'"#$%)1'#7'$)*$'"#$81&'#2$9'-'#4$

% %

Page 7: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 3 CITY OF PEORIA, ARIZONA May 2010

)<)!;#"=)%0;11+*$%2=>C@D%<DE%D%E@U?@M@ND?B%C=BD@F% E=NB>C%B<DB% @?NFPH=E%O>C=%B<D?%[X%E<>LL@?U%N=?B=CE7%!<=%DO>P?B%>M%L=C%NDL@BD%C=BD@F%ELDN=f%::7;J%EjPDC=%M==Bf%@E%Z;m%DK>W=%B<=%?DB@>?DF%DW=CDU=7%0@B<%B<@E%M>P?HDB@>?f%2=>C@D%C=E@H=?BE%CDB=%C=BD@F%E<>LL@?U%>LL>CBP?@B@=E%DWD@FDKF=%B>%B<=O%MDW>CDKFG7%%%

2=>C@DQE%C=BD@F=CE%<DW=%K==?%DMM=NB=H%KG%B<=%?DB@>?DF%C=N=EE@>?7%!<=G%DC=%E==@?U%BC=?HE%B<DB%DC=%C=MF=NB@W=%>M%B<=%?DB@>?DF%E@BPDB@>?%@?%S<@N<%5O=C@ND?E%<DW=%K=N>O=%O>C=%H=F@K=CDB=%N>?EPO=CEf%K=@?U%NDC=MPF%DK>PB%S<DB%B<=G%KPGf% D?H% KDE@?U% B<=@C% LPCN<DE=% H=N@E@>?E% >?% n?==HEo% CDB<=C% B<D?% nSD?BEo7% 2=>C@DQE% C=E@H=?BEf% FDCU=FG% E>F@HFG%O@HHF=%NFDEEf%<@EB>C@NDFFG%B=?H=H%B>%K=%WDFP=%LC@N=1>C@=?B=H%E<>LL=CE7%%,>S%B<=G%DC=%=W=?%O>C=%NDPB@>PE%DK>PB%EL=?H@?U%>?%C=BD@F%LPCN<DE=E7%%%

!<=E=%N>?H@B@>?E%<DW=%LC>HPN=H%BS>%C=EPFBEI%%

• $<>LL@?U%N=?B=CE% @?%2=>C@D%DC=% FDCU=FG%H>O@?DB=H%KG%nWDFP=o% C=BD@F=CE% B<DB%>MM=C% F@BBF=%>C%O>H=CDB=% C=BD@F%H@W=CE@BGi% B<=C=% @E% D% ENDCN@BG% >M% EL=N@DFBG% D?H%<@U<%jPDF@BGf% EODFF% @?H=L=?H=?B% C=BD@F=CEi% D?H% B<=C=% DC=%?>%E<>LL@?U% N=?B=CE% F@V=% a@=CFD?H% (>OO>?E% >C% 0=EBUDB=% B<DB% M=DBPC=% LPKF@N% ELDN=E% D?H% D% L=H=EBC@D?%>C@=?BDB@>?%

• 5KE>CLB@>?%>M%?=S%C=BD@F%ELDN=%@?%B<=%(@BGf%DF>?U%S@B<%B<=%C=EB%>M%B<=%0=EB%4DFF=Gf%<DE%EF>S=H%N>?E@H=CDKFGf%=ADN=CKDB=H% KG% D% N>OK@?DB@>?% >M% C=HPN=H% H=OD?H% M>C% C=BD@F% ELDN=% EB=OO@?U% MC>O% F>S=C% C=BD@F% EDF=E%W>FPO=Ef%D?H%D%L=CO@BB@?U%D?H%DLLC>WDF%LC>N=EE%B<DB%@E%E==?%KG%H=W=F>L=CE%DE%N>OLDCDB@W=FG%O>C=%H@MM@NPFB%B<D?%>B<=C%2<>=?@A%DC=D%N@B@=E7%

!<@E%C=L>CB%M>NPE=H%>?%B<C==%>M%B<=%(@BGQE%V=G%C=BD@F%DC=DEI%%,>CB<=C?%2=>C@Df%B<=%$L>CBE1+?B=CBD@?O=?B%&@EBC@NBf%D?H%'FH%!>S?7%+DN<%<DE%@BE%>S?%P?@jP=%N<DCDNB=C@EB@NEf%DEE=BE%D?H%N<DFF=?U=E7%

!"#$%&#'()&"#*+(• &=W=F>L=CE%C=L>CB%D%F>B%>M%P?DKE>CK=H%ELDN=%D?H%S=DV=?=H%B=?D?BE%

• 5?%D?DFGE@E%>M%B<=%HC@W=%E<=H%N<DCDNB=C@EB@NE%>M%M@W=%C=BD@F%F>NDB@>?E%@?%2=>C@Df%2<>=?@A%D?H%$N>BBEHDF=%E<>SE%9DV=%2F=DED?B%!>S?=%(=?B=C%@E%D?%n@OODBPC=o%ODCV=B%@?%E@T=f%KPB%<DE%C=FDB@W=FG%<@U<%<>PE=<>FH%@?N>O=E%

• ">S=W=Cf%B<=%H>O@?D?B%F@M=EBGF=%UC>PLE%@?%@BE%HC@W=%E<=HE%?>S%DC=%LC>?=%B>%K=%H=F@K=CDB=%N>?EPO=CE%

• !<=%N>OLF=B@>?%>M%B<=%9>>L%`X`%D?H%D%C=DF%PLB@NV%@?%B<=%=N>?>OG%W=CG%F@V=FG%S@FF%KC@?U%C=BD@F%UC>SB<%KDNV%B>%B<@E%DC=D%

• ">S=W=Cf% DBBCDNB@?U% O>C=% PLENDF=% C=BD@F@?U% ?=DC% B<=% 9>>L% `X`% S@FF% C=jP@C=% DBBCDNB@?U% O>C=% 6>P?U%+?BC=LC=?=PCE%D?H%"@U<%$>N@=BG%F@M=EBGF=%<>PE=<>FHE%B>%B<=%DC=D%

• !<=G%S@FF%F>>V%M>C%<@U<%jPDF@BG%>M%F@M=%=?W@C>?O=?BE%S@B<%F>BE%>M%LPKF@N%D?H%LC@WDB=%DO=?@B@=E%

,%&(-."#$/0(1'$&#$+*'2&'$(3*/$#*4$((((((((((((((• !<=%$L>CBE%(>OLF=A%D?H%5CC>S<=DH%.>P?BD@?%(=?B=C%@?B=CDNB%D?H%DC=%N>1H=L=?H=?Bf%M>CO@?U%D%O=D?@?UMPF%

$L>CBE1+?B=CBD@?O=?B%&@EBC@NB%%

• !<@E% H@EBC@NB% <DE% E@U?@M@ND?B% =A@EB@?U% G=DC% C>P?H% DEE=BE% EPN<% DE% <>B=FEf% D?% 8R% ENC==?% N@?=OD% N>OLF=Af%C=EBDPCD?BEf%D?%@N=%C@?Vf%D?H%D%B<=DB=C7%%

• (>?EPO=C% F=@EPC=% K=<DW@>C% EPUU=EBE% E>O=% DHH@B@>?DF% PE=E% DC=% L>EE@KF=% b=7U7f% D% B<=O=% LDCVf% K>SF@?Uf%LPBB@?U%UC==?f%NDC>PE=Ff%DPB>%E<>SEe7%

• *D?G%>LL>CBP?@B@=E%B>%LC>O>B=f%KCD?H%D?H%EBC=?UB<=?%B<=%H@EBC@NB%DC=%K=@?U%F>EB%K=NDPE=%B<=%&@EBC@NB%FDNVE%B<=%nN=?BCDF%OD?DU=O=?Bo%DWD@FDKF=%B>%ODFFE%D?H%KPE@?=EE%@OLC>W=O=?B%H@EBC@NBE%bY#&$e7%%.>C%=ADOLF=f%B<=%H@EBC@NB%N>PFH%K=%F@?V=H%B>%2=>C@DQE%FDCU=%DPB>%H=DF=CE<@L%nODFFo%>?%07%Y=FF%/>DH%

• !<=% &@EBC@NB% KDHFG% ?==HE% D% UC=DB% LPKF@N% ELDN=% B>% E=CW=% DE% D% M>NDF% L>@?B% M>C% @BE% @H=?B@BG% D?H% D% W=?P=% M>C%L>LPFDC%@?M>CODF%=?B=CBD@?O=?B%DNB@W@B@=E%

Page 8: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 4 CITY OF PEORIA, ARIZONA May 2010

567(,"8'(• 'FH%!>S?%<DE%NC>SH=H%N>?EPO=C%C=BD@F%ODCV=B%DC=DE%S@B<%F>BE%>M%N>OL=B@B@>?%

• .PBPC=%C=BD@F%UC>SB<%S>PFH%K=%K=EB%LPOL%LC@O=H%MC>O%@?1NF>E=%DEE=BE%b=7U7f%OP?@N@LDF%N>OLF=Af%)?@W=CE@BG%DB%2=>C@D%2FDN=f%N>OOPB=C%CD@Fe%B<DB%ND?%DBBCDNB%>C%U=?=CDB=%NPEB>O=C%BCDMM@N%

• &@EBD?N=E%D?H%B<=%DOK@=?N=%DF>?U%B<=%SDFVSDGE%PEDKF=%B>%L=H=EBC@D?E%S@FF%K=%V=GE%B>%K=?=M@B@?U%MC>O%B<=%DK>W=%DEE=BE%

• $>O=%?=S%C=BD@F=CE%S@FF%SD?B%F>NDB@>?E%NF>E=%B>%B<=E=%EBC>?U%DEE=BEf%=W=?%B<>PU<%B<=%ODCV=B%@E%>B<=CS@E=%NC>SH=H%

• 9@?V@?U%K>B<%E@H=E%>M%-CD?H%5W=%E<>PFH%SD@B%P?B@F%B<=G%K>B<%DC=%EBC>?U=C7%#M%H>?=%B>>%E>>?%DBB=OLBE%B>%F@?V%B<=O%S@FF%W=CG%F@V=FG%MD@F%%

• !<=%DK@F@BG%>M%'FH%!>S?%E<>LE%B>%NDLBPC=%EBPH=?B%=AL=?H@BPC=E%S@FF%H=L=?H%>?%B<=@C%LC>A@O@BG%B>%B<=%?=S%P?@W=CE@BG%D?H%B<=@C%nODU?=B@EO7o%5%N>FF=U=%EBPH=?B%ND?%K=%=AL=NB=H%B>%EL=?H%DK>PB%p[fZXX]GC%>?%C=BD@F%D?H%=?B=CBD@?O=?B%

!&.!/;0"&.0%(PCC=?BFGf%2=>C@DQE%C=BD@F%ODCV=B%@E%NC>SH=H7%%,=S%=?BCD?BE%DC=%=@B<=C%nC=BD@F%CDLB>CEo%S<>%DC=%DKF=%B>%N>OL=B=%M>C%D?H%S@?%ODCV=B%E<DC=%>C%DC=%=?DKF=H%KG%L>LPFDB@>?%UC>SB<7%%(>?NPCC=?BFGf%C=BD@F%UC>SB<%@E%S=DV%D?H%F@V=FG%B>%K=% E>% M>C% M@W=%>C%O>C=%G=DCE%K=NDPE=% B<=%=N>?>OG%D?H%L>LPFDB@>?%UC>SB<%=?U@?=% @E% EBDFF=H7% %&P=% B>% B<@E%S=DV=?=H% L>LPFDB@>?% UC>SB<f% 2=>C@D% ?==HE% B>% DBBCDNB% NPEB>O=C% BCDMM@N% U=?=CDB>CE% bN>FF=U=Ef% CD@F% EBDB@>?Ef%C=E>CBEf%>MM@N=Ee%>?%S<@N<%?=S%C=BD@F%ND?%KP@FH7%!<=%DBBCDNB@>?%>M%D%P?@W=CE@BG%B>%'FH%!>S?%D?H%B<=%E@B@?U%>M%D%N>OOPB=C%CD@F%EBDB@>?%B<=C=%DC=%BS>%=AN=FF=?B%=ADOLF=E%>M%S<DB%ND?%K=%H>?=7%

*=D?S<@F=f%B<@E% @E%B<=%B@O=%B>% F=W=CDU=%=A@EB@?U%NPEB>O=C%BCDMM@N%U=?=CDB@?U%DEE=BE%B>%DBBCDNB%K>B<%NPEB>O=CE%D?H%B=?D?B%LC>EL=NBE%B<C>PU<%ODCV=B@?Uf%LC>O>B@>?Ef%D?H%H@EBC@NB%OD?DU=O=?B%q%@?%B<=%+?B=CBD@?O=?B%&@EBC@NB%?>S%D?H%@?%'FH%!>S?%@?%B<=%MPBPC=%

!<=C=% @E% D% C=DF% ?==H% B>% =?N>PCDU=% H=W=F>L=CE% B>% NC=DB=% O>C=% H@W=CE=% E<>LL@?U% N=?B=C% =?W@C>?O=?BE% KG%LC>W@H@?U% @?N=?B@W=Ef% LFD?Ef% UP@H=F@?=E% D?H% ngDSK>?@?Uo7% !<=C=% @E% DFE>% D% UC>S@?U% ?==H% B>% =?N>PCDU=% D?H%NPFB@WDB=%O>C=% EODFF% @?H=L=?H=?B% C=BD@F=CE7% !<@E% @E% D%H@MM@NPFB% BDEV%K=NDPE=%?=S%EODFF% M@COE%<DW=%D% W=CG%<@U<%MD@FPC=%CDB=%D?H%<DW=%EPKEBD?B@DF%?==HE%M>C%NDL@BDF%D?H%OD?DU=O=?B%DEE@EBD?N=%%

!<=%?DBPC=%>M% MPBPC=% C=BD@F%UC>SB<%DC>P?H%B<=%9>>L%`X`f%$L>CBE%(>OLF=A%D?H%'FH%!>S?%S@FF%K=% @OLDNB=H%KG%S=FF1DNB@WDB=H%LPKF@N%ELDN=E%D?H%jPDF@BG%LC@WDB=%LC>g=NB%DO=?@B@=E%bN>OO=CN@DF%D?H%C=E@H=?B@DFe7%!<=%NC=DB@>?%>M%EPN<%ELDN=%S@FF%?>B%>?FG%NC=DB=%D%EBC>?U%C=NC=DB@>?%DO=?@BG%M>C%2=>C@DQE%N@B@T=?Ef%KPB%DFE>%HCDS%O>C=%NPEB>O=C%BCDMM@N%D?H%E=CW=%DE%D%!"#$%&'(%@?N=?B@W=%M>C%H=W=F>L=CE%%

6>P?U%LC>M=EE@>?DFE%D?H%"@U<%$>N@=BG%F@M=EBGF=%E=UO=?BE%DC=%V=GE%B>%a@=CFD?H1F@V=%C=BD@F@?U%N>O@?U%B>%?>CB<=C?%2=>C@D7% !<=G% DC=% W=CG% H=OD?H@?U% DK>PB% EPN<% DO=?@B@=E% DE% LDCVEf% NPFBPCDF% MDN@F@B@=Ef% DS=E>O=% LPKF@N% ELDN=Ef%<@U<%jPDF@BG%C=EBDPCD?BEf%D?H%nSDB=C@?U%<>F=E7o%n0DFVDK@F@BGo%11%@7=7f%B<=%DK@F@BG%>M%L=>LF=%B>%M==F%EDM=%D?H%SDFV%=DE@FG% DF>?U% D?% @?B=C=EB@?U% LDB<% 11% @E% D% NC@B@NDF% =F=O=?B% M>C% EPNN=EEMPF% C=BD@F]=?B=CBD@?O=?B% H@EBC@NBE7% 2C>g=NB%LFD??@?U% D?H% @OLF=O=?BDB@>?% @?% 2=>C@D% ?==HE% B>% BDV=% @?B>% UC=DB=C% N>?E@H=CDB@>?% <>S% L=H=EBC@D?E% DNBPDFFG%K=<DW=7%

Page 9: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 5 CITY OF PEORIA, ARIZONA May 2010

#>)%.+#"&.+/%)!&.&1"!%!&.#)<#%!<=%?DB@>?DF%=N>?>OG% @E%EF>SFG%=O=CU@?U% MC>O%B<=%O>EB%E=W=C=%C=N=EE@>?%E@?N=%B<=%-C=DB%&=LC=EE@>?%>M% B<=%8^`XQE7%#?N>O=E%DC=%EBDU?D?Bf%g>K%E=NPC@BG%@E%EB@FF%D%ODg>C%N>?N=C?f%D?H%=AL=CBE%LC=H@NB%g>K%C=N>W=CG%S@FF%BDV=%DB%F=DEB% M@W=% G=DCE7% !<=% <>PE@?U% ODCV=B% C=OD@?E% D% <PU=% HCDU% >?% C=N>W=CGI% B<=% ?POK=C% >M% nP?H=CSDB=Co%O>CBUDU=Ef% DNN>CH@?U% B>% *DCV% rD?H@f% N<@=M% =N>?>O@EB% >M% *>>HGQE% 5?DFGB@NE% D?H% N>1M>P?H=C% >M% *>>HGQE%+N>?>OG7N>Of%@E%=AL=NB=H%B>%@?NC=DE=%MC>O%Z:m%@?%ZXX^%B>%:Xm%@?%ZX887%(>?EPO=C%K=<DW@>C%<DE%N<D?U=H%@?%SDGE%B<DB%=AL=CBE%EPN<%DE%*Na@?E=Gf%B<=%UF>KDF%OD?DU=O=?B1N>?EPFB@?U%M@COf%=AL=NB%S@FF%K=%F>?U%FDEB@?U7%!<=%N>?EPO=CEQ%MC==1EL=?H@?U%K=<DW@>CE%>M%B<=%8^^XE%D?H%ZXXXE%DC=%U>?=i%N>?EPO=CE%?>S%DC=%MDC%O>C=%H=F@K=CDB=%D?H%NDPB@>PE%DK>PB%LPCN<DE=E7%!<=@C%?==HE%?>S%<DW=%D%O>C=%L>S=CMPF%L>E@B@>?%@?%B<=@C%H=N@E@>?1ODV@?U%B<D?%B<=@C%SD?BE7%%

!<=% ?=S% H=F@K=CDB=% N>?EPO=CE% DC=% LC=H>O@?D?BFG% @?% jP@?B@F=E% BS>f% B<C==f% D?H% M>PC% >M% <>PE=<>FH% @?N>O=E78%!<=G%KDE@NDFFG%EPLL>CB%O@HHF=1ODCV=B%C=BD@F@?Uf%D?H%B<=G%DC=%E<>LL@?U%O>C=%B<D?%=W=C%@?%nWDFP=%C=BD@F=CEo%EPN<%DE% 0DF1*DCBf% !DCU=Bf% Y=EB% YPGf% =BN7% !<=@C% DEL@CDB@>?DFf% nBCDH@?U% PLo% LPCN<DE=E% <DW=% @?% BPC?% H=NF@?=H%EPKEBD?B@DFFG7%%

!<=%B>L%jP@?B@F=f%S<@N<%<DE%B<=%N>C=%E<>LL=CE%M>C%B<=%FPAPCG%C=BD@F%ODCV=Bf%<DE%DFE>%E<>S?%E@U?E%>M%NDPB@>?7%#B%@E%=AL=NB=H% B>% <DW=% B<=% EBC>?U=EB% EL=?H@?U% C=K>P?H% MC>O% >PC% -C=DB% /=N=EE@>?f% B<>PU<%O>EB% =AL=CBE% H>% ?>B%D?B@N@LDB=%D%MPFF%C=BPC?%B>%LC@>C%<@U<%=AL=?H@BPC=%F=W=FE%D?GB@O=%E>>?7%

&PC@?U%B<=%-C=DB%/=N=EE@>?%E>O=%S=FF1V?>S?%N<D@?E%NF>E=H%b=7U7f%(@CNP@B%(@BGef%D?H%OD?G%O>C=%<DW=%B==B=C=H%>?%B<=%=HU=%b=7U7f%!DFK>BQEf%(<@N>QEe7%!<>PU<%?DB@>?DF%C=BD@F%EDF=E%<DW=%M@?DFFG%E<>S?%E>O=%@?NC=DE=Ef%B<=G%DC=%EB@FF% ?>S<=C=%?=DC% B<=%UF>CG%HDGE%>M% B<=%LDEB% BS>%H=NDH=E7%*>EB%?DB@>?DF% N<D@?E%<DW=% EPKEBD?B@DFFG% C=HPN=H%B<=@C% ?POK=CE%>M% ?=S% EB>C=Ef% D?H% B<=G% DC=%LFDN@?U% B<=O% @?% EBC>?Uf% LC>W=?% F>NDB@>?E%S<=C=f% KDE=H%>?% EDF=Ef%C=BD@F=CE%<DW=%D?H%N>?B@?P=%B>%O==B%>C%=AN==H%B<=@C%EDF=E%BDCU=BE%bS<@N<%ND?%WDCG%KG%N<D@?%D?H%F>NDB@>?e7%/=BD@F%N<D@?E%DC=%SD@B@?U%B>%U=B%@?B>%B<=%W=CG%EBC>?U=EB%ODFFE%S<@N<%>MM=C%B<=O%B<=%<@U<=EB%EDF=E%L=C%EjPDC=%M>>B7%#?%B<=@C% DEE=EEO=?BE% >M% ODCV=B% DC=D% L>B=?B@DFf% B<=G% ?>S% >?FG% S@FF% N>P?B% C=DF% C=E@H=?BEi% P?@BE% LFD??=Hf% P?H=C%N>?EBCPNB@>?f%>C%WDND?B%DC=%H@EC=UDCH=H7%*D?G%N<D@?E% C=HPN=H% B<=@C%?POK=CE%>M% EB>C=E%HPC@?U% B<=% C=N=EE@>?f%D?H%E>O=%N>?B@?P=%B>%H>%E>%b=7U7f%0@FF@DOE1$>?>ODe7%*D?G%?DB@>?DF%N<D@?E%DC=%DFE>%F>>V@?U%M>C%EODFF=C%EB>C=Ef%=W=?%O>W@?U% @?B>% EODFF=C% ELDN=E% DE% B<=@C% F=DE=E% N>O=%PL% M>C% C=?=SDF% b=7U7f% 5??% !DGF>Ce7!<=G% DC=% DFE>%O>C=%N>?N=C?=H%B<D?%=W=C%DK>PB%EDF=E%ND??@KDF@TDB@>?%C=EPFB@?U%MC>O%<DW@?U%EB>C=E%F>NDB=H%B>>%NF>E=%B>%=DN<%>B<=C7%

!<=%C=BD@F=CE%O>EB% @?B=C=EB=H%@?%?=S%F>NDB@>?E%DC=%K@U1K>A%WDFP=%N<D@?Ef%HCPUEB>C=%N<D@?Ef%D?H%L=CE>?DF1NDC=1LC>HPNBE%EB>C=E7%$>O=%MDEB1M>>H%N<D@?E%DC=%DFE>%=ALD?H@?U7%%

5E%D%N>?E=jP=?N=f%OD?G%H=W=F>L=CE%D?H%FD?HF>CHEf% @?%N@B@=E% FDCU=%D?H%EODFFf%DC=% F>>V@?U% @?NC=DE@?UFG%DB%EODFF%@?H=L=?H=?B% >L=CDB>CE% B>% M@FF% B<=@C% WDND?B% ELDN=E7% !<=E=% DC=% BGL@NDFFG% EODFF% =A@EB@?U% O=CN<D?BE% S@B<% M=S%=OLF>G==E% S<>% =@B<=C% SD?B% B>% O>W=% B>% D% K=BB=C% F>NDB@>?% >C% >L=?% D% KCD?N<% EB>C=7% $>O=% DC=% n?=SK@=Efo%=EL=N@DFFG%@?%EODFF=C%B>S?E%D?H%H@EBC@NBE7%'M%N>PCE=f%B<=E=%EODFF%>L=CDB>CE%NDCCG%DF>?U%D%S<>F=%H@MM=C=?B%E=B%>M%LC>KF=OE%D?H%N<DFF=?U=EI%

• "@U<%MD@FPC=%CDB=E%M>C%?=S%M@COE%

• $ODFF%M@COE%<DW=%D%B>PU<=C%B@O=%B<D?%=W=C%M@?H@?U%?=S%NDL@BDF%

• .C=jP=?BFG%S=DV%?DO=%C=N>U?@B@>?%

Y>BB>O% F@?=I%,DB@>?DFFGf% B<=% V=G% MDNB>C% @?%KPE@?=EE% C=NCP@BO=?Bf%?>S%O>C=% B<D?%=W=Cf% @E% B<=%K=<DW@>C%>M% B<=%?DB@>?DF% C=BD@F% N<D@?E7% !<=G%DC=% F>>V@?U% M>C%OPN<% F=EE%?=S%C=BD@F% ELDN=% B<D?% @?%LC=W@>PE%H=NDH=E%D?H% M>C% MDC%M=S=C% ?=S% F>NDB@>?E7% !<>E=% F>>V@?U% B<=% <DCH=EB% DC=% LC=N@E=FG% B<=% BGL=E% >M% C=BD@F=CE% 2=>C@D% ?>S% <DE% @?%

%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%8%!<=%)7$7%YPC=DP%>M%9DK>C%$BDB@EB@NE%H=M@?=E%ZXXR%<>PE=<>FH%@?N>O=%jP@?B@F=E%DE%M>FF>SEI%B<=%F>S=EB%jP@?B@F=%CD?U=E%MC>O%?>%@?N>O=%B>%p8^fX;[%S@B<%D%O=H@D?%<>PE=<>FH% @?N>O=%>M%p8XfZ;`i% B<=% E=N>?H%jP@?B@F=% CD?U=E% MC>O%p8^fX;:% 1% p`;fZJX%S@B<%D%O=H@D?%>M%pZJf[[Zi% B<=% B<@CH%jP@?B@F=% CD?U=E% MC>O%p`;fZJ8%1%p:^fXR;%S@B<%D%O=H@D?%>M%p[Jf8;^i%B<=%M>PCB<%jP@?B@F=%CD?U=E%MC>O%p:^fXRJ%1%p^`f`:J%S@B<%D%O=H@D?%>M%pJ[fX^Xi%B<=%<@U<=EB%jP@?B@F=%CD?U=E%MC>O%p^`f`:R%B>%B<=%<@U<=EB%@?N>O=%S@B<%D%O=H@D?%>M%p8:Rf;:Z7%

Page 10: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 6 CITY OF PEORIA, ARIZONA May 2010

DKP?HD?N=7%!<>E=% F>>V@?U%B<=% F=DEB%DC=%B<=%BGL=E%2=>C@D%?==HE%D?H%SD?BE7%$ODFF% @?H=L=?H=?B%>L=CDB>CE%DC=%@?NC=DE@?UFG%K=@?U%F>>V=H%DB%B>%M@FF%WDND?B%C=BD@F%ELDN=E7%%

#>)%/&!+/%)!&.&1"!%!&.#)<#%

,%&()%"&'*9(:&$#"(;#&+((

+N>?>O@N%UC>SB<%@?%B<=%2<>=?@A%O=BC>L>F@BD?%DC=D%D?H%B<=%0=EB%4DFF=G%<DE%K==?%<@B%<DCH%KG%B<=%C=N=EE@>?7%#?%B<=% LDEB% @B% <DE% K==?% HC@W=?% KG% L>LPFDB@>?% UC>SB<% HP=% B>% @?1O@UCDB@>?f% KPB% B<DB% C=N=?BFG% <DE% EF>S=H%EPKEBD?B@DFFG7%5NN>CH@?U%B>%B<=%)7$7%YPC=DP%>M%B<=%(=?EPEf%@?%B<=%8Z%O>?B<E%=?H@?U%sPFG%8f%ZXX^%*=BC>L>F@BD?%2<>=?@A% UD@?=H% >?FG% 8ZfXXX% ?=S% C=E@H=?BEi% @B% SDE% HCDS@?U% DK>PB% 8XXfXXX% D% G=DC% gPEB% D% M=S% G=DCE% K=M>C=7%">PE@?U% L=CO@BE% @?% .=KCPDCG% ZX8X%S=C=% 1R`m% >MM% B<=@C% .=KCPDCG% ZXXJ% L=DV% bE==% !DKF=% 8e7% 5FE>% E@?N=% ZXXJf%P?=OLF>GO=?B%<DE%@?NC=DE=H%KG%8[Rmf%S<@F=%O=H@D?%<>O=%LC@N=E%DC=%1`Jm%MC>O%B<=@C%ODCV=B%L=DV7%%

!/:;<$=>$9)?#$@#($<A)1)?&A$B12&A-'),4$*),$'"#$+")#1&7$C#',)D)6&'-1$/,#-$

(<D?U=%@?%,=S%YP@FH@?U%2=CO@BEf%.=KCPDCG%ZXXJ1.=KCPDCG%ZX8X% 1R`7;8m%(<D?U=%@?%)?=OLF>GO=?Bf%sD?PDCG%ZXXJ1sD?PDCG%ZX8X% 8[R7;:m%(<D?U=%@?%,=S%s>KE%5HH=Hf%.=KCPDCG%ZXXJ1.=KCPDCG%ZX8X% 18X7X8m%(<D?U=%@?%*=H@D?%">O=%2C@N=%MC>O%*DCV=B%2=DV% %1`Jm%

#?% .=KCPDCG% ZX8Xf% DNN>CH@?U% B>% /=DFBG!CDNf% 5C@T>?D% SDE% B<=% E=N>?H% <@U<=EB% EBDB=% @?% O>CBUDU=% M>C=NF>EPC=E%)*+,*-&(./#00#1%2#3404#/#03506#71#89:7%%

,%&(<&/$(=+66&>(+'7()&"#*+(

&5,!"QE% @?B=CW@=SE% S@B<% F>NDF% H=W=F>L=CEf% >PC% M@=FH% W@E@Bf% D?H% D% C=W@=S% >M% C=F=WD?B% HDBD% @?H@NDB=% B<DB% B<=%?DB@>?DF%D?H%C=U@>?DF%=N>?>O@N%N>?H@B@>?E%H=ENC@K=H%DK>W=%DFE>%<>FH% @?%B<=%0=EB%4DFF=G%D?H%2=>C@Df%=W=?%B>%B<=%L>@?B%B<DB%DK>PB%D%<DFM%>M%B<=%H=W=F>L=CE%C=L>CB=H%B<=G%DC=%F>>V@?U%B>%EODFF%@?H=L=?H=?B%>L=CDB>CE%B>%M@FF%B<=@C%N=?B=CE7%

#?B=CW@=SE%S@B<%F>NDF%H=W=F>L=CE%E<>S=H%D%U=?=CDF%N>?E=?EPE%B<DB%B<=%0=EB%4DFF=GQE%<>PE@?U%H=W=F>LO=?B%D?H%L>LPFDB@>?%UC>SB<%<DW=%K==?%<PCB% E@U?@M@ND?BFG%KG% B<=% C=N=EE@>?kS@B<%4@EBD?N@D%K=@?U%D%L>EE@KF=%=AN=LB@>?7%'?=%H=W=F>L=C%NFD@O=H%B<=C=%S=C=%D%C=N>CH%?POK=C%>M%M>C=NF>EPC=E%@?%B<=%0=EB%4DFF=G7%'B<=CE%N@B=H%?PO=C>PE%P?E>FH%P?@BE%D?H%NF=DC=H1D?H1@OLC>W=H%F>BE%SD@B@?U%M>C%N>?EBCPNB@>?f%KPB%?>%KPG=CE%@?%E@U<B7%!<=C=%SDE%DFE>%D%N>?E=?EPE% B<DB% B<=%<>PE@?U% C=N>W=CG%S@FF%?>B%<DLL=?%E>>?f% N=CBD@?FG%?>B% M>C%DB% F=DEB%D?>B<=C% M@W=%G=DCE7%YPB%B<=C=%@E%D%K=F@=M%B<DB%B<=%>L=?@?U%>M%9>>L%`X`%D?H%@BE%N>??=NB@>?%B>%B<=%#18J%S@FF%=W=?BPDFFG%KC@?U%<>PE@?U%D?H%L>LPFDB@>?%UC>SB<%KDNV%B>%?>CB<=C?%2=>C@D7%

!<=%DWD@FDKF=%HDBD%EPLL>CB%B<=%H=W=F>L=CEQ%W@=SE7%YG%B<=%=?H%>M%ZXXRf%DNN>CH@?U%B>%HDBD%LC>W@H=H%KG%B<=%N@BGf%B<=%<>PE@?U1P?@B1WDND?NG%CDB=%M>C%2=>C@D%<DH%C=DN<=H%8X7^mf%S<@F=%B<=%B>BDF%M>C%B<=%0=EB%4DFF=G%DEN=?H=H%B>%8;7Rm7%">PE@?U%N>?EBCPNB@>?f%DE%@?H@NDB=H%KG%B<=%?POK=C%>M%@EEP=H%KP@FH@?U%L=CO@BEf%LFPOO=B=H%MC>O%D%L=DV%@?%ZXX:%KG%>W=C%^Xm%DB%B<=%=?H%>M%ZXX^%@?%K>B<%2=>C@D%D?H%B<=%S<>F=%0=EB%4DFF=G7%

!/:;<$E>$F#4&2#1'&-6$:G&62&1H$+#,?&'4$&1$$!#1$3#4'$5-66#($%)??G1&'&#4$EIIJKEIIL$

!"#$%&'()*!*(+#$&,#("-(./&(0&12#2(

M</F9$ N$+<FCB!9$ 8OB!9$ 8OB!9$P$QR$EIIJ$ZXX:% 8:fX`8% 8;f`ZJ% 8XXm%ZXX;% JfX;8% ^fXJ:% :;m%ZXXJ% [f^JR% Jf8;;% [[m%ZXXR% Zf:X`% [f^R:% `8m%6C%B>%&DB=%%/=L>CB=H%8Z]X^% 8fZ:R% 8fZRR% Rm%

# ;("<#=('#>=&?@!"#@=>=&(2A(2%'"!#B@=#*>'C#%=!#B@=#*>'C#D"<'#(2#

D"<'#EF("=>GH#IF>&F#><#A%2'#($#EF("=>G#

$ $

Page 11: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 7 CITY OF PEORIA, ARIZONA May 2010

!/:;<$S>$F#4&2#1'&-6$:G&62&1H$+#,?&'4.$+#),&-.$/T.$EIIUKEIIJ$!"#$%&'()*!*(+#$&,#("-(./&(0&12#2(3/..4'55%&12.,.2*%&12#2*6"7589:6589:64$;.*2/.;9<(

M</F9$ N$+<FCB!9$ 8OB!9$ 8OB!9$P$QR$EIIJ$ZXX[% ZfZR8% Zf`R^% ;^m%ZXX:% `fXJJ% `f[:J% 8XXm%ZXX;% 8f:JZ% 8f:JZ% [:m%ZXXJ% 8f8^;% 8f^^^% :Rm%ZXXR% R:Z% 8fRZ;% :`m%6C%B>%&DB=%%/=L>CB=H%8Z]X^% `XZ% `XZ% ^m%

*)#+"/%".%()&*"+?%+.%&=)*=")@%

,%&(;?/"#.$*"'("@(A&$+*6(-.+4&(*'()&"#*+(

5?%>FH%D?H%C=F@DKF=%DHDU=%DO>?U%C=BD@F=CE% @E% B<DB%nEB>C=E% M>FF>S%C>>MEfo%E>% @B%ODG%K=%=AL=NB=H%B<DB%S<=?%D?%DC=D%<DE%EBC>?U%<>PE@?U1C=FDB=H%LC>KF=OEf%C=BD@F@?U%S@FF%DFE>%EPMM=C7%!<=%H=W=F>L=CE%S=%EL>V=%B>%DFF%O=?B@>?=H%B<DB% B<=%DKE>CLB@>?%>M%?=S%C=BD@F% ELDN=% @?%2=>C@D%D?H% B<=%0=EB%4DFF=G%<DE%EF>S=H% B>%D% BC@NVF=7%/=BD@F=CE% B<DB%M>FF>S%<>PE@?U%UC>SB<%<DW=%DFF%KPB%H@EDLL=DC=H%MC>O%B<=%F=DE@?U%EN=?=7%

5%?POK=C%>M%2=>C@DQE%?=S%N=?B=CE%S=C=%N@B=H%DE%K=@?U%@?%H@MM@NPFBGI%

• 2DCV%0=EB%SDE%E==?%DE%D%BC>PKF=H%E<>LL@?U%N=?B=C7%--2QE%DBB=OLB%B>%S@H=?%@BE%B=?D?B%KDE=%KG%DBBCDNB@?U%@?H=L=?H=?B% C=BD@F% >L=CDB>CE% D?H% =HPNDB@>?% B=?D?BE% @Ef% @?% B<=% 2=>C@D% N>?B=ABf% @??>WDB@W=% D?H% ODG%DHH@B@>?DFFG% ODV=% M>C% D% O>C=% @?B=C=EB@?U% E<>LL@?U% =?W@C>?O=?Bf% KPB% @B% DFE>% EPUU=EBE% D% NPCC=?B% FDNV% >M%@?B=C=EB%DO>?U%?DB@>?DF%N<D@?E7%

• $=W=CDF%ED@H%B<DB%B<=C=%SDE%MDC%B>>%OPN<%?=S%C=BD@F%ELDN=% @?%B<=%M>PC%N=?B=CE%DB%B<=% @?B=CE=NB@>?%>M%9DV=%2F=DED?B%/>DH%D?H%"DLLG%4DFF=G%/>DH7%'?=%=EB@ODB=H%B<DB%BS>1B<@CHE%>M%B<=%?=S%C=BD@F%ELDN=%B<=C=%N>PFH%?>B% K=% EPLL>CB=H% KG% NPCC=?B% BCDH=1DC=D1N>?EPO=C% =AL=?H@BPC=E7% 5?>B<=C% N@B=H% B<=% NF>E@?U% >M% D% ?=DCKG%$DM=SDG%D?H%B<=%L>EBL>?=O=?B%>M%D%0DFUC==?Ef%D?H%NFD@O=H%B<DB%OD?G%>B<=C%C=BD@F%N<D@?E%B<=C=%DC=%H>@?U%MDC%K=F>S%=AL=NBDB@>?E%D?H%O>C=%NF>E@?UE%DC=%LC>KDKF=7%

,%&(;2"B'$("@(-.+4&(

5NN>CH@?U% B>% B<=% (@BG% >M% 2=>C@D_E% NDFNPFDB@>?Ef% @?% ZXXR% B<=C=% S=C=% JfX^`f:;Z% Ej% MB% @?% B<=% N@BG_E% =A@EB@?U% C=BD@F%@?W=?B>CG7% $@?N=% B<=?% M>PC% N=?B=CE% S@B<% DK>PB% 8fJXXfXXX% Ej% MB% <DW=% K==?% DHH=Hf% KC@?U@?U% B<=% B>BDF% B>% DK>PB%RfJ^`f:;Z%Ej%MB7%!<=%(=?EPE%YPC=DP%=EB@ODB=H%2=>C@D_E%L>LPFDB@>?%@?%ZXXR%DB%8:Jf^;X7%!<DB%BCD?EFDB=E%@?B>%::7;%Ej%MB%>M%C=BD@F%ELDN=%L=C%NDL@BD7%5%C=N=?B%=EB@ODB=%KG%B<=%#?B=C?DB@>?DF%(>P?N@F%>M%$<>LL@?U%(=?B=CE%E<>S=H%B<=%N>OLDCDKF=%?DB@>?DF%M@UPC=%B>%K=%DK>PB%[;7;%Ej%MB%L=C%NDL@BD7%#?%=DCFG%ZX8Xf%2=>C@D%SDE%DK>PB%8^7:m%>W=C%B<=%?DB@>?DF% DW=CDU=7% +$/#% =EB@ODB=E% 2=>C@D% F>EB% DK>PB% Rf[XX% C=E@H=?BE% @?% ZXX^f% E>% B<DB%S>PFH% BCD?EFDB=% @?B>% D?%=W=?%<@U<=C%L=C%NDL@BD%M@UPC=%>M%:R7J%Ej%MB7%B<DB%@E%Z;m%DK>W=%B<=%?DB@>?DF%DW=CDU=7%

!<@E%ELDN=%SDE%KDE@NDFFG%H@EBC@KPB=H%DO>?U%[[%?=@U<K>C<>>H%D?H%EPL=C1N>OOP?@BG]N>OOP?@BG%N=?B=CE7%5O>?U%B<=% FDBB=C% DC=%OD?G% L>S=C% N=?B=CEf% S<@N<% DC=% PEPDFFG% H>O@?DB=H% KG% H@EN>P?B% H=LDCBO=?B% EB>C=Ef% SDC=<>PE=%NFPKEf%>C%nNDB=U>CG%V@FF=CE7o%b#?%B<=%C=BD@F%N>?B=ABf%5K>PB7N>O%H=M@?=E%nNDB=U>CG%V@FF=Co%DE%n5%FDCU=%C=BD@F%N<D@?%EB>C=%B<DB%@E%H>O@?D?B%@?%@BE%LC>HPNB%NDB=U>CG7%!<@E%BGL=%>M%EB>C=%U=?=CDFFG%>MM=CE%D?%=AB=?E@W=%E=F=NB@>?%>M%O=CN<D?H@E=%DB% LC@N=E% E>% F>S% B<DB% EODFF=C% EB>C=E% ND??>B% N>OL=B=7oe% !<=E=% C=BD@F=CE% b=7U7%0DF1*DCBf% !DCU=Bf% 9>S=QEf% ">O=%&=L>Bf% Y=EB% YPGf% 'MM@N=% &=L>Bf% =BN7e% PEPDFFG% LC>W@H=% D% WDFP=% M>COPFD% @?% S<@N<% LC@N=% LFDGE% D?% @OL>CBD?B% D?H%E>O=B@O=E%LC=H>O@?D?B%C>F=7%!<=E=%DC=%B<=%EB>C=E%B<DB%DC=%@?NC=DE@?UFG%NDLBPC@?U%B<=%E<>LL@?U%H>FFDCE%>M%O@HHF=1NFDEE%5O=C@ND7%%

!<=%<>PE=<>FH%@?N>O=E%@?%O>EB%>M%2=>C@DQE%C=BD@F%HC@W=%E<=HE%DC=%E>F@HFG%O@HHF=%NFDEE7%.>C%=ADOLF=f%B<=%O=H@D?%<>PE=<>FH% @?N>O=E% @?% B<=% 8X1O@?PB=% HC@W=% E<=HE% >M% 2DCV% 0=EB% D?H% B<=% $L>CBE% (>OLF=A% DC=% p:^f;Z;% D?H%p;Jf[:;f% C=EL=NB@W=FGi% B<DB% >M% B<=% 2<>=?@A% *=BC>% @E% p;8fZXR7% !<=E=% <>PE=<>FHE% S@FF% <DW=% OD?G% H=F@K=CDB=%N>?EPO=CE7%#?%LDCB@NPFDCf%B<=G%<DW=%D%F>B%>M%C=B@C=H%L=>LF=%F@W@?U%>?%M@A=H%@?N>O=Ef%D?H%D%F>B%>M%PL1D?H1N>O@?U%

Page 12: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 8 CITY OF PEORIA, ARIZONA May 2010

MDO@F@=E%S<>%DC=%EBDCB@?U%>PB%S@B<%?=S%<>O=Ef%MPC?@E<@?UE%D?H%NDCEf%G>P?U%N<@FHC=?f%D?H%?>B%OPN<%F=MB%@?%B<=@C%KPHU=BE%M>C%H@ENC=B@>?DCG%=AL=?H@BPC=E7%

'?=%B<@?U%B<DB%N>PFH%=ALFD@?%2=>C@D_E%<@U<%L=C%NDL@BD%CDB=%@E%B>PC@EOf%K>B<%BCD?E@=?B%D?H%E=N>?H1<>O=%>S?=CE7%0=%FDNV%HDBD%>?%B<DB7%">S=W=Cf%2=>C@DQE%B>PC@EO%H>=E%?>B%E==O%B>%K=%D?GS<=C=%?=DC%DE%EBC>?U%DE%$N>BBEHDF=QEf%M>C%@?EBD?N=f%S<=C=%H=W=F>L=CE%C=L>CB%@B%<DE%D%W=CG%FDCU=%@OLDNB%>?%C=BD@F%EDF=E7%

.>C% D% N@BG% >M% @BE% E@T=f% 2=>C@D% N=CBD@?FG% DFC=DHG% <DE% jP@B=% D% F>B% >M% C=BD@F7% ,=W=CB<=F=EEf% B<=C=% EB@FF% ND?% K=%>LL>CBP?@B@=E%M>C%?=S%C=BD@F=CE%B>%=?B=C%D%NC>SH=H%ODCV=B%D?H%NDLBPC=%NPEB>O=CEI%

• 2=>C@DQE%,DB@>?DF%(@B@T=?E%$PCW=G%SDE%N>OLF=B=H%@?%ZX8X%D?H%M>P?H%B<DB%ZJm%>M%B<=%C=EL>?H=?BE%CDB=%C=BD@F%E<>LL@?U%>LL>CBP?@B@=E%DE%MD@C%D?H%Rm%DE%L>>C%bDE%>LL>E=H%B>%U>>H%>C%=AN=FF=?Be7%!<=E=%M>FVE%DC=%>L=?%B>%K=@?U%S>?%>W=C%KG%?=S%C=BD@F%=?BCD?BE%?>%ODBB=C%<>S%NC>SH=H%B<=%C=BD@F%ELDN=%E@BPDB@>?%ODG%K=7%

• #?%?>?1C=N=EE@>?%N>?H@B@>?Ef%OD?G%C=BD@F%N<D@?E%DC=%jP@B=%S@FF@?U%B>%=?B=C%NC>SH=H%ODCV=BEf%K=NDPE=%B<=G%M==F%B<=G%DC=%EBC>?U%N>OL=B@B>CE%D?H%ND?%S@?%ODCV=B%E<DC=7%!<=@C%LC@O=%N>?N=C?E%DC=%PEPDFFG%<>S%OD?G%>M%nB<=@C%BGL=%NPEB>O=CEo%DC=%@?%B<=%ODCV=B%DC=D%D?H%S<=B<=C%B<=%?=S%EB>C=%S@FF%ND??@KDF@T=%B<=%EDF=E%>M%D?G%>M%B<=@C%>B<=C%EB>C=E7%

• 0<@F=%B<=%DO>P?B%>M%ELDN=%L=C%NDL@BD%@E%D?%@?H@NDB@>?%>M%<>S%NC>SH=H%D%ODCV=B%@Ef%@B%H>=E%?>B%EDG%D?GB<@?U%DK>PB%B<=%N>?H@B@>?%>M%B<DB%ELDN=%>C%B<=%N>OL=B@B@W=%DK@F@BG%>M%B<=%M@COE%B=?D?B@?U%@B7%2=>C@DQE%C=BD@F%ELDN=f%K>B<% @?% U=?=CDF% D?H% M>C% NPCC=?BFG% WDND?B% ELDN=f% CP?E% B<=% UDOPB% MC>O% >FHf% D?B@jPDB=Hf% D?H% ?==H@?U%C=LFDN=O=?Bf%B>%?=Sf%O>H=C?f%D?H%DBBCDNB@W=7%%%

,%&(<&/$(=+66&>C/(A&.B$+$*"'(

$>O=% NFD@O% B<DB% B<=%0=EB% 4DFF=G% <DE% D% L=g>CDB@W=% C=LPBDB@>?% DO>?U% E>O=% H=W=F>L=CE% D?H%OD?G% C=BD@F% E@B=%E=F=NB>CE7%YPBf%DE%>?=%H=W=F>L=C%C=N=?BFG%EPOO=H%PL%B<=%E@BPDB@>?f%B<=%NPCC=?B%@?W=?B>CG%E<>SE%B<DB%O@U<B%K=%BCP=%M>C%B<=%EL=N@DFBG%N<D@?Ef%KPB% @B%N=CBD@?FG% @E%?>B%BCP=%M>C%B<=%K@U1K>A%WDFP=%C=BD@F=CE%M>NPE=H%>?%B<=%O@HHF=%ODCV=B7%5FF%B<DB%O@HHF=1ODCV=B1>C@=?B=H%C=BD@F%ELDN=%EPUU=EBE%D%H=M@?@B=%EBC=?UB<7%!<=%jP=EB@>?%@EI%<>S%ND?%@B%K=%F=W=CDU=H%B>%DN<@=W=%>B<=C%C=BD@F%H=W=F>LO=?B%U>DFE\%

D"8()&"#*+C/(E*$*F&'/(=*&8(,%&*#(-%"..*'G(5.."#$B'*$*&/(

#?% B<=% ,DB@>?DF% (@B@T=?E% $PCW=Gf% 2=>C@D% C=E@H=?BE% CDB=H% B<=% C=BD@F% E<>LL@?U% >LL>CBP?@B@=E% DWD@FDKF=% B>% B<=O%MDW>CDKFG%N>OLDC=H%B>%DK>PB%Z[X%>B<=C%EPCW=G=H%gPC@EH@NB@>?E7%!S=?BG1BS>%L=CN=?B%>M%B<=%C=EL>?H=?BE%CDB=H%B<=O%=AN=FF=?Bf%S<@F=%[`m%CDB=H%B<=O%DE%U>>H7%%

!<=C=%S=C=f%<>S=W=Cf%E>O=%@?B=C=EB@?U%EBDB@EB@NDFFG%E@U?@M@ND?B%H@MM=C=?N=EI%

• !<>E=%?>CB<%>M%Y=FF%/>DH%<DW=%<@U<=C%=WDFPDB@>?E%B<D?%B<>E=%B>%B<=%E>PB<i%

• /=?B=CE%<DW=%<@U<=C%=WDFPDB@>?E%B<D?%<>O=>S?=CE7%

,%&(H+4I("@(3*J&#/&(-%"..*'G(19.&#*&'4&/(

0<@F=%B<=C=%@E%EBC>?Uf%S=FF1=W@H=?N=H%N@B@T=?%EDB@EMDNB@>?%S@B<%B<=%E<>LL@?U%>LL>CBP?@B@=E%DNN=EE@KF=%B>%2=>C@DQE%C=E@H=?BEf%>PC%M@=FH%W@E@B% M>P?H%D% FDNV%>M%H@W=CE@BG% @?%B<=%E<>LL@?U%=AL=C@=?N=E%DWD@FDKF=% @?%2=>C@D7%!<@E% FDNV%>M%H@W=CE@BG%ODG%@?MFP=?N=%B<=%?DBPC=%>M%2=>C@DQE%F>?U1B=CO%C=BD@F%UC>SB<%DE%S=FF%DE%@OLDNB%@BE%jPDF@BG%>M%F@M=7%.>C%=ADOLF=f% @?% 2=>C@DQE% E<>LL@?U% N=?B=CEf% >?=% U=BE% B<=% @OLC=EE@>?% B<DB% B<=% EDO=% C=BD@F% N<D@?E% DC=%>MM=C@?U% B<=%EDO=%O=CN<D?H@E=% B@O=% D?H% DUD@?7% ">S=W=Cf% S<@F=% 2=>C@D%ODG% ?>B% <DW=%S@B<@?% @BE% K>CH=CE%OD?G% EL=N@DFBG%C=BD@F=CEf%OD?G%DC=%F>NDB=H%gPEB%K=G>?H%B<=%N@BG%F@O@BE%@?%ODFFE%D?H%EBC@L%N=?B=CE%D?H%S@B<@?%=DEG%BCDW=F%B@O=E%M>C%2=>C@DQE%C=E@H=?BE7%!<@E%LC>A@O@BG%D?H%=DEG%DNN=EE%ODG%=ALFD@?%D%U>>H%H=DF%>M%N@B@T=?%EDB@EMDNB@>?%S@B<%DWD@FDKF=%E<>LL@?U% >LL>CBP?@B@=E7% Y=FF% />DHf% D% W=CG% L>S=CMPF% C=BD@F% N>CC@H>Cf% @E% D% U>>H% =ADOLF=% >M% B<@E7% -F=?HDF=QE%5CC>S<=DH%!>S?=%(=?B=C% @E%NF>E=% B>% B<=%2=>C@D%N@BG%K>P?HDCGf%D?H% @E%D%W=CG%L>S=CMPF% C=U@>?DF%ODFF%S@B<%87Z%O@FF@>?%Ej%MB%>M%ELDN=7%#B%<DE%EPN<%N<D@?E%DE%5LLF=f%(>DN<f%*DNGQEf%s(%2=??Gf%5=C>L>EBDF=f%&@NVQE%$L>CB@?U%->>HEf%.>C=W=C% Z8f% YPNVF=f% 5O=C@ND?% +DUF=f% (FDCVQEf% =BN7% YPB% D% ?POK=C% >M% >B<=C% E<>LL@?U% N=?B=CE% DC=% DFE>% F>NDB=H%S@B<@?%D%BS>1O@F=%E=NB@>?%>M%Y=FF%/>DHf%DE%S=FF%DE%D%?POK=C%>M%S<DB%DLL=DC%B>%K=%EBD?H1DF>?=%=EBDKF@E<O=?BE7%

Page 13: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 9 CITY OF PEORIA, ARIZONA May 2010

*>EB%>M%B<=%N<D@?E%@?%B<@E%N>CC@H>C%S@FF%?>B%F>NDB=%D?>B<=C%EB>C=%S@B<@?%M@W=%B>%8X%O@F=E7%'B<=C%ODFFEf%>MB=?%MD@CFG%FDCU=f%DC=%S@B<@?%D%8:1B>1ZX1O@?PB=%HC@W=%>M%O>EB%LDCBE%>M%2=>C@D7%3#4'H-'#$ &4$2#V#6)D&1H$')$'"#$4)G'"W#4'.$-12$")W$&'$'#1-1'4$GD$W&66$&?D-A'$'"#$D)'#1'&-64$*),$+-,X$3#4'.$Q62$!)W1.$-12$'"#$9D),'4$%)?D6#77%!"&4$&4$-$?-Y),$A"-66#1H#$*),$+#),&-Z$

'PC%C=N=?B%M@=FH%BC@L%B>%2=>C@D%DHH@B@>?DFFG%M>P?H%O>?>B>?G%@?%E<>LL@?U%=?W@C>?O=?BEf%S<@N<%ND?%DFE>%F=DH%B>%HPFFf%C>PB@?@T=H%E<>LL@?U%=AL=C@=?N=E7%0<@F=%B<=%2<>=?@A%O=BC>%DC=D%<DE%E<>LL@?U%DC=DE%B<DB%DC=%L=H=EBC@D?1>C@=?B=H% D?H% U=DC=H% B>% EB@OPFDB=% @?M>CODF% =?B=CBD@?O=?BEka@=CFD?H% (>OO>?Ef% &=E=CB% /@HU=f% !=OL=%*DCV=BLFDN=f% $N>BBEHDF=QE% 'FH% !>S?% D?H% 0=EBUDB=% N>O=% B>% O@?Hk?>?=% >M% 2=>C@DQE% [[% E<>LL@?U% N=?B=CE%DBB=OLB% B>% NC=DB=% EPN<%D?%=?W@C>?O=?B7%*>EB%<DW=%D%P1E<DL=%>C%D%V@?H%>M%DCN<@L=FDU>1L>S=C1N=?B=C%H=E@U?%B<DB%@E%D?B@B<=B@NDF%B>%L=H=EBC@D?%BCDMM@Nf%KPB%MDW>C=H%KG%K@U%K>A%C=BD@F=CE%K=NDPE=%@B%KC@?UE%B<=@C%LDCV@?U%M@=FH%PL%NF>E=%B>%B<=@C%H>>CE7%$>O=%H=W=F>L=CE%NFD@O%B<DB%M>FVE%@?%5C@T>?D%H>%?>B%C=DFFG%SD?B%SDFVDKF=%E<>LL@?U%N=?B=CEf%=EL=N@DFFG%DMB=C%B<=%*DG%<=DB%E=BE%@?f%KPB%B<=?%B<=C=%@E%a@=CFD?H%=B%DF%B>%N>P?B=C%B<DB%NFD@O7%%

a@=CFD?H% (>OO>?Ef% B<=% H=W=F>L=CE% @?B=CW@=S=H% DFF% DUC==Hf% @E% D?% P?PEPDF% EPNN=EE7% #B% <DE% D% S@H=% CD?U=% >M%P?N>OO>?%DBBC@KPB=E%B<DB%ND??>B%K=%C=LF@NDB=H%=DE@FG%@?%B<=%0=EB%4DFF=GI%

• 5B% @BE% @?N=LB@>?f% F>BE%>M%PLENDF=%C=BD@F=CE%N>PFH%?>B% M@?H%ELDN=% @?%B<=%$N>BBEHDF=%.DE<@>?%$jPDC=%D?H%S=C=%F>>V@?U%DW@HFG%M>C%F>NDB@>?E%S<=C=%B<=G%N>PFH%=?B=C%B<=%$N>BBEHDF=%ODCV=B%DC=D7%

• !<=%<>PE=<>FH%@?N>O=E%@?%B<=%$N>BBEHDF=%DC=D%DC=%OPN<%<@U<=C%B<D?%2=>C@DQE7%

• !<=C=%DC=%OD?G%FPAPCG%C=E>CBE%?=DCKG%D?H%W=CG%EBC>?U%G=DC1C>P?H%B>PC@EB%BCDMM@N%@?%$N>BBEHDF=7%

• !<=C=%@E%D%EPKEBD?B@DF%HDGB@O=%ODCV=Bf%=EL=N@DFFG%@?%B<=%?=DCKG%KPE@?=EE%LDCV%KG%B<=%D@CL>CB7%

• +W=?%E>f%@B%B>>V%a@=CFD?H%D%?POK=C%>M%G=DCE%B>%NDBN<%>?7%

2=>C@D% FDNVE% D% BCDH@B@>?DF% H>S?B>S?% D?H% BCDH@B@>?DF% ?=@U<K>C<>>H% C=BD@F% ?>H=E7% Y>B<% >M% B<=E=% BGL=E% >M%E<>LL@?U%=?W@C>?O=?BE%ND?%<DW=%N<D@?%EB>C=Ef%KPB%B<=G%DFE>%DC=%<>EL@BDKF=%B>%B<=%H=W=F>LO=?Bf%?PCBPC@?Uf%D?H%UC>SB<% >M% EODFF% @?H=L=?H=?B% >L=CDB>CEf% S<>% >MB=?% <DW=% H@EB@?NB@W=% D?H% L>LPFDC% E<>LE% KDE=H% >?% P?@jP=%O=CN<D?H@E=f%<@U<% F=W=FE%>M%NPEB>O=C%E=CW@N=f%D?H%D?%DBBCDNB@W=%E<>L% bK>B<% @?E@H=%D?H%>PBe7%*D?G%EPNN=EEMPF%H>S?B>S?E% <DW=% K>B<% ?DB@>?DF% N<D@?E% D?H% @?H=L=?H=?B%O=CN<D?BE7% !<=% M>CO=C% MC=jP=?BFG% LC>W@H=% HCDS@?U%L>S=Cf%S<@F=%B<=%FDBB=C%LC>W@H=%P?@jP=?=EE7%

#?%>B<=C%LDCBE%>M% B<=% N>P?BCG% b=7U7f% !=ADEf%(DF@M>C?@Df%'C=U>?f%0DE<@?UB>?f% #>SDf% #FF@?>@Ef%'<@>f%2=??EGFWD?@Df%,>CB<%(DC>F@?Df%4@CU@?@Df%,=S%6>CVf%,=S%s=CE=Gf%=BN7e%B<=C=%DC=%EB@FF%E@U?@M@ND?B%?POK=CE%>M%EODFF% @?H=L=?H=?B%O=CN<D?BE7%!<=G%>MB=?%LC>W@H=%EL=N@DFBG%E<>LE%B<DB%LC>W=%B>%K=%?>B%>?FG%W=CG%L>LPFDCf%KPB%DFE>%D%N>OOP?@BG%DEE=B%B<DB%C=E@H=?BE%KCDU%DK>PB%B>%>B<=CE7%$>O=%=ADOLF=EI%

• 5?%>FH%MDE<@>?=H%@N=%NC=DO%LDCF>C%B<DB%<DE%K==?%DC>P?H%M>C%>W=C%:X%G=DCE%D?H%ODV=E%@BE%>S?%@N=%NC=DOE%D?H%S<@LL=H%NC=DO%

• 5%M@E<%EB>C=%B<DB%HCDSE%MC>O%E=W=CDF%?=@U<K>C@?U%N>OOP?@B@=E%D?H%EPLLF@=E%>W=C%[X%C=EBDPCD?BE%

• 5%N>CE=B%D?H%F@?U=C@=%E<>L%B<DB%<DE%K==?%@?%KPE@?=EE%M>C%E=W=CDF%H=NDH=E%

• 5%E<>L%B<DB%E=FFE%HC=EE=E%M>C%KC@HDF%LDCB@=E%

• 5%E<>L%B<DB%<D?H1ODV=E%N@UDCE%

• 5%E<>L%B<DB%ODV=E%@B%>S?%ND?H@=Ef%=EL=N@DFFG%N<>N>FDB=E%

• 5%MPC?@BPC=%D?H%NDK@?=B%ODV=C%

• 5%E<>L%EL=N@DF@T@?U%@?%S>>H=?%B>GE%M>C%N<@FHC=?%

• 5%<@U<1=?H%S>O=?QE%NF>B<@?U%EB>C=%B<DB%LDOL=CEf%LDOL=CEf%D?H%LDOL=CE%@BE%NF@=?BE%

.>C%L<>B>E%E==I%<BBLI]]L@NDEDS=K7U>>UF=7N>O]HO@FH=C].>C2=>C@D\DPB<V=Gt-W8E/U(sPDU6MsLN""(uv:[:[X:^JZ;X^8^JZX^R%

Page 14: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 10 CITY OF PEORIA, ARIZONA May 2010

K#?+'(3&/*G'(

2F=DE@?U% DCN<@B=NBPC=f% UC=DB% LPKF@N% ELDN=Ef% D?H% E<>LL@?U% N=?B=C% H=E@U?% ND?% DFE>% =?<D?N=% B<=% E<>LL@?U%=AL=C@=?N=7%'?=%H=W=F>L=C%B<>PU<B%B<DB%2=>C@DQE%C=BD@F@?U%S>PFH%K=%O>C=%@?B=C=EB@?U%@M%D%S=FF1N>?N=@W=H%E=B%>M%H=E@U?%EBD?HDCHE%S=C=%DH>LB=H%B<DB%G@=FH=H%O>C=%DBBCDNB@W=%E<>LL@?U%N=?B=CE7%

!<=% H=E@U?E% >KE=CW=H% HPC@?U% >PC% M@=FH% W@E@B% @?% 2=>C@D% E<>S=H% ?>% =A@EB@?U% E<>LL@?U% N=?B=C% >C% H@EBC@NB% S@B<% D%L=H=EBC@D?%M>NPE7%!<=%NDC%@E%N>OLF=B=FG%V@?U7%

6=DCE%DU>f%S<=?%B<=%M@CEB%E<>LL@?U%ODFFE%S=C=%K=@?U% @?W=?B=H%KG%L=>LF=%EPN<%DE%4@NB>C%-CP=?f%B<=%KDE@N%D@O%SDE% B>% C=LF@NDB=% D%H>S?B>S?QE%H=?E=% N>C=%>M% E<>LEf% DFF%S@B<@?% =DEG%SDFV@?U%H@EBD?N=E%>M% =DN<%>B<=Cf% KPB% B>%E@BPDB=%B<DB%C=BD@F% @EFD?H%@?%D%E=D%>M%LDCV@?U7%*>EB%>M%5O=C@NDQE%BCPFG%UC=DB%ODFFEf% @?%B=COE%>M%K>B<%C=LPB=%D?H%EDF=Ef%EB@FF%M>FF>S%B<DB%M>COPFD7%%

!<=%CDB@>?DF=E%M>C%B<@E%M>COPFD%DC=%=MM@N@=?NG%D?H%N>?W=?@=?N=I%

• $<>LL=CE% ND?% jP@NVFGf% =DE@FGf% D?H% EDM=FG% DNN=EE% DFF% B<=% C=BD@F% H=EB@?DB@>?E% B<=G%O@U<B%SD?B% B>% E<>L% @?% >C%KC>SE=%>?%M>>B%S<@F=%>?FG%<DW@?U%B>%LDCV%B<=@C%NDCE%>?N=7%

• /=BD@F=CE%=DE@FG%ND?%E<DC=%B<=%NPEB>O=C%BCDMM@N%=DN<%DBBCDNB=H%K>B<%@?H@W@HPDFFG%D?H%"=#.%<<"7%

YPB%OD?G%>M% B>HDGQE%K@U1WDFP=% C=BD@F=CEkB<=% BGL=% M>P?H% @?%2=>C@Dk<DW=%?=@B<=C% B<=%?==H%?>C% B<=%H=E@C=% B>%E<DC=%NPEB>O=C%BCDMM@N%S@B<%?=DCKG%C=BD@F=CEi%<=?N=f%B<=%BGL=%>M%E<>LL@?U%N=?B=CE%N<DCDNB=C@EB@N%>M%2=>C@D7%%

#?%C=N=?B%G=DCEf%OD?G%>M%B<=%O>EB%EPNN=EEMPF%ODFFE%DC=%>M%B<=%nF@M=EBGF=o%D?H%nB>S?%N=?B=Co%WDC@=B@=Ef%EPN<%DE%+DEB>?% (=?B=C% @?% (>FPOKPE% b'"ef% !<=%-C>W=% @?% 9>E% 5?U=F=Ef% (>N>0DFV% @?% (>N>?PB% -C>W=% b.9ef% D?H% a@=CFD?H%(>OO>?E%@?%$N>BBEHDF=7%!<=E=%E<>LL@?U%ODFFE%DFF%ODV=%S=FF1DNB@WDB=H%LPKF@N%ELDN=Ef%E@B=E%M>C%L=>LF=1SDBN<@?U%D?H%@?M>CODF%=?B=CBD@?O=?BEf%LC@O=%M=DBPC=Ef%D?H%DEE=BE7%%

,%&(;..#"J+6/()#"4&//(*'(,"BG%(,*2&/(

&PC@?U%B<=%C=N=?B%C=N=EE@>?f%E>O=%>M%B<=%>FH=EB%D?H%K=EB%H=W=F>L=CE%EL=?B%B<=@C%B@O=%D?H%=?=CUG%>?%UD@?@?U%N>?BC>F%>M%V=G%LC>L=CB@=E%DB%W=CG%C=DE>?DKF=%LC@N=E%D?H%H>@?U%B<=%LFD??@?U%D?H%>B<=C%LC=LDCDB@W=%S>CV%M>C%B<=%?=S% LC>g=NBE% B<=G% SD?B% B>% EBDCB% S<=?% B<=% =N>?>OG% EPMM@N@=?BFG% C=N>W=CE7% !<=G% DH<=C=H% B>% UP@H=F@?=E% M>C%<D?HF@?U%B>PU<%B@O=E%B<DB%B<=@C%MDO@F@=E%<DW=%M>FF>S=H%M>C%U=?=CDB@>?E7%

!<=C=%DFE>%DC=%E>O=%U=?=CDF%UP@H=F@?=E%M>C%H=DF@?U%S@B<%=N>?>O@N%H>S?BPC?E%B<DB%DC=%S@H=FG%BDPU<B%S@B<@?%B<=%=N>?>O@N1H=W=F>LO=?B%N>OOP?@BG7%!>U=B<=C%B<=G%N>?EB@BPB=%D%EBCDB=U@N%L>EBPC=%B<DB%E<>PFH%@?M>CO%>PC%M>NPE%D?H%C=N>OO=?HDB@>?E7%!<=E=%UP@H=F@?=E%DC=I%

• #?%B>PU<%B@O=E%S@FF@?U%H=W=F>L=CE%D?H%B=?D?B%LC>EL=NBE%DC=%F@V=%OD??D%MC>O%<=DW=?i%G>P%OPEB%K=%EPC=%B>%<DW=%D%<@U<%nN>?W=CE@>?%CDB=o%S@B<%B<=Of%U=BB@?U%DE%OD?G%DE%L>EE@KF=%B>%E@U?%B<=%H>BB=H%F@?=w%

• )E=%B>PU<%B@O=E%B>%DEE=OKF=%FD?H%M>C%LC>g=NBE%D?H%B>%NC=DB=%B<=%LFD?E%M>C%H=W=F>L@?U%B<=O7%

• 5%B>PU<%=N>?>OG%>MB=?%LC>W@H=E%B<=%B@O=%B>%M>NPE%DBB=?B@>?%D?H%C=E>PCN=E%>?%DO=F@>CDB@?U%V=G%KDCC@=CE%B>%H=W=F>LO=?B%D?H%C=NCP@BO=?B7%

/=UDCH@?U% B<=% N>?W=CE@>?% CDB=f% B<=% M@W=% F>NDF% H=W=F>L=CE% DEV=H% S=C=% P?D?@O>PE% @?% EDG@?U% B<DB% 2=>C@DQE%DLLC>WDFE%LC>N=EE% @E% B>>%H@MM@NPFB% D?H%?==HE% @OLC>W=O=?Bf% B<>PU<%D% M=S% B<>PU<B% B<DB% @B%SDE%?>%S>CE=% B<D?%>B<=C% N@B@=E% @?% B<=% WDFF=G7% ">S=W=Cf% D% ODg>C@BG% H@H% B<@?V% B<DB% 2=>C@DQE% LC>N=EE% SDE% O>C=% DCHP>PE% D?H%N>OLF@NDB=H% B<D?% B<>E=% @?% >B<=C% B>S?E7% '?=% H=W=F>L=C% N>OLFD@?=H% B<DB% B<=% N@BG% H@H% ?>B% S>CV% S@B<% B<=%H=W=F>L=Ci%C=g=NB@>?E%S=C=%ODH=%S@B<>PB%H@ENPEE@>?f%D?H%@B%SDE%@OL>EE@KF=%B>%BDFV%B<@?UE%B<C>PU<%S@B<%B<=%N@BG7%5?>B<=C%O=?B@>?=H%B<DB%B<=%UCD?H%>L=?@?U%>M%B<=@C%LC>g=NB%SDE%H=FDG=H%K=NDPE=%D?%DLLC>WDF%SDE%C=EN@?H=H%>PB1>M1B<=1KFP=%KG%D%E=N>?H%L=CE>?f%D?H%B>>V%jP@B=%D%F=?UB<%>M%B@O=%B>%N>CC=NB7%

YPB% B<=% EBC>?U=EB% N>?N=C?E% DK>PB% 2=>C@DQE% DLLC>WDFE% LC>N=EE%S=C=% W>@N=H% KG% B<=% B<C==% H=W=F>L=CE%S<>% DC=%BCG@?U%B>%DBBCDNB%EODFFf%@?H=L=?H=?B%KPE@?=EE%>L=CDB>CE7%!<=E=%DLLF@ND?BE%PEPDFFG%FDNV%D?G%=AL=C@=?N=%S@B<%B<=%L=CO@B1DLLC>WDF% LC>N=EEf% D?H% B<=C=M>C=%ODG% ?>B% V?>S%S<DB% L=CO@BE% B<=G% ?==H% >C% <>S% B>% U=B% B<=O7% !<=E=%KPE@?=EE% >L=CDB>CE% >MB=?% FDNV% B<=% F=UDF% EPLL>CB% DWD@FDKF=% B>% FDCU=C% M@COE% D?H%ODG% ?>B% K=% DKF=% B>% DMM>CH% D?%

Page 15: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 11 CITY OF PEORIA, ARIZONA May 2010

DBB>C?=G7%!<=C=%S=C=%BS>%C=L>CBE%MC>O%@?B=CW@=S=H%H=W=F>L=CE%>M%@B%BDV@?U%=@U<B%S==VE%M>C%B<=@C%B=?D?BE%B>%U=B%?==H=H%L=CO@BE7%

L+##*&#/($"(E#&+$*'G(:"#&(3*J&#/&(+'7(M'$&#&/$*'G(-%"..*'G(19.&#*&'4&/(

!<=C=%?>S%DC=%D%?POK=C%>M%M>CO@HDKF=%KDCC@=CE%B>%DBBCDNB@?U%O>C=%O@HHF=1ODCV=B%EL=N@DFBG%EB>C=E%B>%2=>C@DI%

• 5E%EBDB=H%DK>W=f%B<=E=%EB>C=E%DC=%F>>V@?U%M>C%MDC%M=S=C%F>NDB@>?E%D?H%M>C%MDC%F=EE%ELDN=7%

• 5FE>%DE%EBDB=H%DK>W=f%B<=C=%DC=%DFC=DHG%OD?G%>M%B<=O%@?%E<>LL@?U%N=?B=CE%<DW@?U%BCDH=%DC=DE%B<DB%N>W=C%2=>C@DQE%C=E@H=?BE7%

• !<=C=%DC=%M=S%@M%D?G%LFDN=E%B>%LPB%B<=Oi%B<=G%U=?=CDFFG%H>%?>B%O=E<%S@B<%B<=%L>S=C%N=?B=CE%E>%L>LPFDC%@?%2=>C@D7%

• 9>NDF% H=W=F>L=CE%S=C=% DFO>EB% P?D?@O>PE% @?% B<@?V@?U% B<DB% K@U1K>A% L>S=C% N=?B=CE%S=C=% B<=% K=EB%SDG% >M%LC>W@H@?U% C=BD@F% B>% 2=>C@DQE% O@HHF=% NFDEE% E<>LL=CE7% #B% DFE>% ODG% K=% B<DB% DBBCDNB@?U% B<=% O@HHF=1ODCV=B%EL=N@DFBG%C=BD@F=CE%@E%B>PU<%=?>PU<%B<DB%@B%@?NC=DE=E%B<=@C%N>EBE%D?H%C@EVE7%

#?% BDFV@?U% S@B<% B<=% F>NDF% H=W=F>L=CEf% @B% K=NDO=% DLLDC=?B% B<DB% B<=% NC@B@NDF% LDB<% M>C% jP@NVFG% DN<@=W@?U% B<@E%>Kg=NB@W=% CP?E% B<C>PU<% B<=O7% /=BD@F% C=NCP@BO=?B% =?BD@FE% E=FF@?U% E=W=CDF% B<@?UEI% L<GE@NDF% ELDN=f% D?%=?W@C>?O=?B]F>NDB@>?% D?H% ODCV=B% DNN=EE7% 0@B<>PB% B<=% ELDN=% B>% E=FFf% KPE@?=EE% C=NCP@BO=?B% @E% F@V=% F@BBF=% V@HE%LFDG@?U%<>PE=7%!<=%H=W=F>L=CE%LC>W@H=%B<=%ELDN=f%H=N@H=%>?%B<=%M>CODB%>M%B<=%LC>g=NB%@B%@E%F>NDB=H%@?f%D?H%DC=%<=DW@FG%@?W>FW=H%@?%C=NCP@B@?U%B<=%B=?D?BE7%

2DCV%0=EBQE%L=CN=@W=H%NPCC=?B%H@MM@NPFB@=E%DC=%N@B=H%KG%>B<=C%H=W=F>L=CE%DE%LC>>M%B<DB%B<=%EL=N@DFBG%EB>C=%D?H]>C%F@M=EBGF=1N=?B=C% M>COPFDE%S@FF% ?>B%S>CVf% D?H% DC=% D% W@?H@NDB@>?% >M% B<=@C% NPCC=?B% E<>LL@?U1N=?B=C% M>CODBE7% 'PC%D?DFGE@E%EPUU=EBE%B<DB%2DCV%0=EBQE%LC>KF=OE%ODG%K=%NDPE=H%KG%>B<=C%MDNB>CEf%EPN<%DEI%

• $BC>?U% N>OL=B@B@>?% MC>O% 0=EBUDB=% (@BG% (=?B=Cf% F>NDB=H% gPEB% Z7[% O@F=E% DSDG7% #BQE% D% W=CG% EBC>?U%=?B=CBD@?O=?B1KDE=H%F@M=EBGF=%ODFF%DBBDN<=H%B>%D%EL>CBE%DC=?Df%M>>BKDFF%EBDH@POf%ZX1ENC==?%N@?=OD%S@B<%D?%#*53f%OD?G%C=EBDPCD?BEf%D?H%C=BD@F=CE%EPN<%DE%.>EE@Ff%2PODf%$V=BN<=CEf%!<=%Y>HG%$<>Lf%=BN7%

• 5%C=FDB@W=FG%O>H=EB%O=H@D?%<>PE=<>FH%@?N>O=%@?%B<=%@OL>CBD?B%8X1O@?PB=%HC@W=%E<=HI%p:^f;Z;%b0=%S>PFH%?>B=%<=C=%B<DB%S<@F=%OD?G%>M%B<=%EDO=%H=O>UCDL<@NE%L=CBD@?%B>%0=EBUDB=%(@BG%(=?B=Cf%B<=%H=W=F>L=C%>M%B<@E%N=?B=C% @E%N>?EN@>PEFG%DBB=OLB@?U%B>%NC=DB=%D?H]>C%NDL@BDF@T=%>?%>B<=C%BCDMM@N%U=?=CDB>CE% @?NFPH@?U%B<=%<>PE@?U%B>%K=%H=W=F>L=H% @?% B<=% @OO=H@DB=%W@N@?@BGf% #*53%!<=DB=Cf% B<=%EL>CBE%N>OLF=Af%<>B=FE%D?H%LPKF@N%ELDN=E%@?NFPH=H%@?%B<=%N=?B=C7e%

• !<=%C=N=EE@>?1@?MFP=?N=H%@?DK@F@BG%B>%DBBCDNB%B<=%?=N=EEDCG%NC@B@NDF%ODEE%>M%S=FF1C=EL=NB=H%EL=N@DFBG%C=BD@F=CE%

• #BE%FDNV%>M%W@E@K@F@BG%MC>O%/>PB=%8X8%%

!<=%<@U<FG%C=UDCH=H%a@=CFD?H%(>OO>?E%B>>V%E>O=%G=DCE%B>%UD@?%BCDNB@>?f%D?H%2DCV%0=EB%E<>PFH%K=%U@W=?%D?%=jPDF% F=?UB<% >M% B@O=% B>% EPNN==H7% #BE% EPNN=EE% N>PFH% <=FL%ODV=% F>NDF% H=W=F>L=CE% BDV=% D% E=C@>PE% F>>V% DB% >B<=C%E<>LL@?U%N=?B=C%M>CODBE7% #M%2DCV%0=EB%MD@FEf% @B%LC>KDKFG%S@FF%K=%D% F>B%<DCH=C%B>%U=B%D?>B<=C%H=W=F>L=C%B>%BCG%D%F@M=EBGF=1F@V=%M>CODB%D?G%B@O=%E>>?%@?%B<=%N@BG7%

&=W=F>L=CE%D?H%EDWWG%KC>V=CEf% F@V=%>B<=C%L=>LF=f%S@FF%U>%S@B<%S<DB%S>CVE%M>C%B<=Of%S<DBQE%=DE@=EBf%D?H%S<DB%B<=G%V?>S%K=EB%<>S%B>%H>7%!<=%N<DFF=?U=%@E%B>%U=B%B<=O%B>%=?B=CBD@?%?=S%@H=DE%D?H%B>%DEE>N@DB=%B<>E=%@H=DE%S@B<% W@DKF=% LC>M@B% L>B=?B@DFEf% ODGK=% =W=?% U=BB@?U% B<=O% B>% ODV=% B<=E=% @H=DE% B<=@C% >S?7% !<@E% S@FF% C=jP@C=%C=FDB@>?E<@L1KP@FH@?U%S@B<% B<=E=% H=W=F>L=CE% D?H% KC>V=CE7% 5% <@U<% KDBB@?U% DW=CDU=% @E% ?>B% C=jP@C=H% B>% LC>HPN=%E@U?@M@ND?B%C=EPFBE7%5?H%>?=%>C%BS>%EPNN=EE=E%ND?%B<=?%nO>H=Fo%B<=%K=<DW@>CE%>M%O>C=%>M%B<=O7%

Page 16: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 12 CITY OF PEORIA, ARIZONA May 2010

*)#+"/%".%.&*#>)*.%()&*"+%

;(3&2"G#+.%*4(E"2.+#*/"'("@(N*J&(A&$+*601'$&#$+*'2&'$(H"4+$*"'/(

!>%LPB%B<=%C=BD@F%@?%?>CB<=C?%2=>C@D%@?%E>O=%L=CEL=NB@W=f%D%H=O>UCDL<@N%D?H%F@M=EBGF=%E=UO=?B%D?DFGE@E%SDE%H>?=%B<DB%F>>V=H%DB%B<=%:1f%8X1f%D?H%ZX1O@?PB=%HC@W=%E<=HE%>M%2=>C@DQE%$L>CBE]+?B=CBD@?O=?B%&@EBC@NBi%2DCV%0=EBf%9DV=%2F=DED?B% !>S?=%(=?B=Cf%&=E=CB% /@HU=f% D?H%a@=CFD?H%(>OO>?E7% !<=% C=EPFBE% DC=% LC=E=?B=H% @?% !DKF=E% [1;f%S<@N<%C=M=C%B>%N>?EPO=C%UC>PLE%H=M@?=H%D?H%H@ENPEE=H%@?%+$/#QE%!DL=EBCG%$=UO=?BDB@>?%EGEB=OZ7%%

!/:;<$U>$@#($[#?)H,-D"&A$5-,&-\6#4$*),$R&V#$$F#'-&6]<1'#,'-&1?#1'$%#1'#,4>$JKC&1G'#$[,&V#$9"#2$

!"#$%&'(=!>?(+#2@1&22(A1,9B2.(C19@1&(

@#($[#?)H,-D"&A$5-,&-\6#4$^S,2$/V#Z$-'$9'-2&G?$3-($ +-,X$3#4'$

;-X#$+6#-4-1'$!)W1#$%#1'#,$

[#4#,'$F&2H#$C-,X#'D6-A#$

@&#,6-12$%)??)14$

ZXX^%!>BDF%2>LPFDB@>?% `;f:[^% `:f:8^% `f`J^% Z:f:JJ% 8Zf^Z8%ZX8[%!>BDF%2>LPFDB@>?% [XfX`^% [XfX[:% [f`8J% `XfX`8% 8`f;Z[%ZXX^1ZX8[%2>LI%5??PDF%-C>SB<%/DB=%=% 87RX% Z7[X% :7XX% `7`X% 878X%

ZXX^%!>BDF%">PE=<>FHE% 8`f[8J% 8`fXX`% 8fZ8J% ^fJ^[% :f88J%ZX8[%!>BDF%">PE=<>FHE% 8[f;X`% 8[f[RR% 8f:;Z% 88f[:Z% :f[X^%ZXX^%*=H@D?%5U=% `R7`% `;7J% `;7`% `:7R% [87;%ZXX^%2>L%Z:l%KG%+HPNI%YDN<%>C%-CDH%&=U% `X7Zm% 8J7:m% Z^7[m% [87Zm% [^7Jm%ZXX^%2=C%(DL@BD%#?N>O=% p`:fX:`% pZ;fJ[`% p`^fX[R% p`^fJXZ% p[:f;^`%ZX8[%2=C%(DL@BD%#?N>O=% p`;f`;8% pZJf^:R% p[Xf:JR% p[8fJ[^% p[JfJJ8%ZXX^1ZX8[%2(#I%5??PDF%-C>SB<%/DB=% X7JX% X7^X% X7RX% 87XX% X7^X%

ZXX^%*=H@D?%">PE=<>FH%b""e%#?N>O=% pJ^fXX^% p;`f^;R% p88^f`X`% pR[fZ^;% p^Jf`;:%ZXX^%5W=CDU=%""%#?N>O=% p^`f^^`% pJZfR`R% p8Z[f^::% p8XXfRZX% p88:f`Z[%ZXX^%5UUC=UDB=%""%#?N>O=% p8fZ;8f8XXf[^R% p^[;fR8JfZ;J% p8:8fRZXfR8[% p^RJf[Z;f;J`% p:R^f^^^fZ:[%ZX8[%5UUC=UDB=%""%#?N>O=% p8f[::fR:^fJXZ% p8f88^f:;;f[8X% p8J:f8R^f8;[% p8fZ:`fJRXf8:X% p;:XfR8^fJ[`%ZXX^%""E%S]#?N%>W=C%p8XXfXXX% [f^Z[% ZfRZ8% J;R% [fX[:% Zf[^:%ZXX^%m%""E%S]#?N%>W=C%p8XXfXXX% `Jm% ZZm% ;`m% [8m% [^m%ZXX^%'S?=C%'NNPL@=H%")% ^f[JJ% 8Xf`:Z% 8f8`:% Jf`X^% `f[R[%ZXX^%/=BD@F%->>HE%1%!>BDF%+AL=?H@BPC=E% p[`;fXXJf^;;% p``Xf:[`f`ZX% p:8fJ^`f[RZ% p`[Xf`:[f;`:% pZXZfZZZfZJJ%!DL=EBCG%1%Y>>OKPCKE% ZfX::% 1% RXR% `f:Z^% 1%m%!DL=EBCG%1%Y>>OKPCKE% 8:7`m% X7Xm% ;;7[m% `;7Xm% X7Xm%

!DL=EBCG%1%)L%h%(>O@?U%.DO@F@=E% ZfJ;Z% [fX^[% `J% `fXR`% 1%m%!DL=EBCG%1%)L%h%(>O@?U%.DO@F@=E% ZX7;m% `87:m% `7Xm% `87:m% X7Xm%

!DL=EBCG%1%+?B=CLC@E@?U%2C>M=EE@>?DFE% 1% [X`% 1% 8fJRX% Zf`Z;%m%!DL=EBCG%1%+?B=CLC@E@?U%2C>M=EE@>?DFE% X7Xm% `78m% X7Xm% 8R7Zm% [:7:m%

!DL=EBCG%1%*@FV%D?H%(>>V@=E% ZZJ% ZfZ`:% 1% ``% 1%m%!DL=EBCG%1%*@FV%D?H%(>>V@=E% 87Jm% 8J7Zm% X7Xm% X7`m% X7Xm%

!DL=EBCG%1%!<=%+FH=CE% J^Z% Zf:``% 1% 1% 1%m%!DL=EBCG%1%!<=%+FH=CE% :7^m% 8^7:m% X7Xm% X7Xm% X7Xm%

$$ $

%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%Z% +$/#% @E% D% (DF@M>C?@D1KDE=H% @?B=C?DB@>?DF% M@CO% EL=N@DF@T@?U% @?% B<=% DLLF@NDB@>?% >M% -=>UCDL<@N% #?M>CODB@>?% $GEB=OE% b-#$e7% +$/#QE% !DL=EBCG% $=UO=?BDB@>?%EGEB=O% @E%D%U=>1H=O>UCDL<@N%ODCV=B%E=UO=?BDB@>?% B<DB%NFDEE@M@=E%DFF%)7$7%?=@U<K>C<>>HE% @?B>%>?=%>M%8Z%9@M=*>H=%EPOODCG%UC>PLE%D?H%;:%E=UO=?BE%KDE=H% >?% E>N@>=N>?>O@N% D?H% H=O>UCDL<@N% N<DCDNB=C@EB@NE7% $=W=CDF% >M% B<=E=% E=UO=?BE% L=CBD@?% B>% 2=>C@Df% D?H% DC=% H=M@?=H% =FE=S<=C=% @?% B<@E% C=L>CB7%!DL=EBCG%@E%S@H=FG%PE=H%KG%C=BD@F%H=W=F>L=CE%D?H%C=BD@F=CE%B>%P?H=CEBD?H%L>B=?B@DF%NPEB>O=C%UC>PLE%@?%D?%DC=D7%.>C%H=BD@F=H%@?M>CODB@>?%>?%B<=%!DL=EBCG%EGEB=Of%E==%<BBLI]]SSS7=EC@7N>O]F@KCDCG]KC>N<PC=E]LHME]BDL=EBCG1E=UO=?BDB@>?7LHM7%

Page 17: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 13 CITY OF PEORIA, ARIZONA May 2010

!/:;<$J>$@#($[#?)H,-D"&A$5-,&-\6#4$*),$R&V#$$F#'-&6]<1'#,'-&1?#1'$%#1'#,4>$=IKC&1G'#$[,&V#$9"#2$

!"#$%&'(=!>?(+#2@1&22(A1,9B2.(C19@1&(

@#($[#?)H,-D"&A$5-,&-\6#4$^S,2$/V#Z$-'$9'-2&G?$3-($ +-,X$3#4'$

;-X#$+6#-4-1'$!)W1#$%#1'#,$

[#4#,'$F&2H#$C-,X#'D6-A#$

@&#,6-12$%)??)14$

ZXX^%!>BDF%2>LPFDB@>?% Z:[fR;[% Z^Zf;Z^% `RfX`J% Z[`f:X^% 88RfJR;%ZX8[%!>BDF%2>LPFDB@>?% ZJ;f[J[% `Z[f`^J% [Jf:[:% Z;[f`[:% 8Z;f8`J%ZXX^1ZX8[%2>LI%5??PDF%-C>SB<%/DB=%% 87;X% Z78X% [7;X% 87JX% 87ZX%

ZXX^%!>BDF%">PE=<>FHE% ^RfRZJ% 8XZfXXZ% 8[f`8J% ^[fRXZ% [JfJJ;%ZX8[%!>BDF%">PE=<>FHE% 8X;f;8^% 88Zf:^Z% 8JfJX8% 8XZfJ^;% :XfJJR%ZXX^%*=H@D?%5U=% [87`% ``7[% `^78% `;% [X7J%ZXX^%2>L%Z:l%KG%+HPNI%YDN<%>C%-CDH%&=U% Z;78m% 8J7:m% ZJ78m% `Z7Xm% [J7[m%ZXX^%2=C%(DL@BD%#?N>O=% p`ZfXR^% pZ`fR^`% p`:f;R^% p``f8^:% p[:fZJX%ZX8[%2=C%(DL@BD%#?N>O=% p``f[JJ% pZ[fR[[% p`JfXZJ% p`:fX`R% p[Rf`^8%ZXX^1ZX8[%2(#I%5??PDF%-C>SB<%/DB=% X7^X% X7RX% X7JX% 878X% 87`X%

ZXX^%*=H@D?%">PE=<>FH%b""e%#?N>O=% p;Jf[:;% p:^f;Z;% pR8f`8;% p;JfXZZ% pR;fRX`%ZXX^%5W=CDU=%""%#?N>O=% pRZfX::% p;Rf`;X% p^:fZ8`% pR:fX[J% p88[fZJ;%ZXX^%5UUC=UDB=%""%#?N>O=% pRf8X^f8J8f`8`% p;f^JZf[;^f[^R% p8f`;`f8:Rf;Z;% pRfX;Zf;`;fXJ:% p:f[:^f;:`f8;J%ZX8[%5UUC=UDB=%""%#?N>O=% p^fZ::f[XRf8JX% pRfX:^f``XfJ8[% p8fJ;Xf[;;f[8:% p^fZ;ZfZ[[fRZZ% p;f8X`f^[Rf8J`%ZXX^%""E%S]#?N%>W=C%p8XXfXXX% ZRfZZ`% 8^fZ:[% :f:8:% ZJfZZ8% ZXfR:8%ZXX^%m%""E%S]#?N%>W=C%p8XXfXXX% Z^m% 8^m% `^m% Z^m% [[m%ZXX^%'S?=C%'NNPL@=H%")% JJfR^Z% J8fR^:% 8ZfR:Z% ;8f^::% `ZfZR^%ZXX^%/=BD@F%->>HE%1%!>BDF%+AL=?H@BPC=E% pZfRZ;f;J:fZRZ% pZf[[Xf`^`f;XJ% p[JZf^X:f;:`% pZfJ^8f;:;fX88% p8fRJZfZ`^f;8`%!DL=EBCG%1%Y>>OKPCKE% 88f`R^% Zf[8[% `f:`R% Jf`:;% `f[8[%m%!DL=EBCG%1%Y>>OKPCKE% 887:m% Z7[m% Z[7Jm% J7Rm% J78m%

!DL=EBCG%1%)L%h%(>O@?U%.DO@F@=E% 8;f;ZZ% Z:f^J`% ;f[:J% ;f`:^% ;^J%m%!DL=EBCG%1%)L%h%(>O@?U%.DO@F@=E% 8;7Rm% Z:7:m% [:78m% ;7Jm% 87:m%

!DL=EBCG%1%+?B=CLC@E@?U%2C>M=EE@>?DFE% R[[% [X`% 1% 8`fZ`:% 8Zf8`R%m%!DL=EBCG%1%+?B=CLC@E@?U%2C>M=EE@>?DFE% X7^m% X7[m% X7Xm% 8[7Xm% Z:7[m%

!DL=EBCG%1%*@FV%D?H%(>>V@=E% 8Zf^;^% 8`f`[Z% 1% 8JfZ[Z% 8f`:[%m%!DL=EBCG%1%*@FV%D?H%(>>V@=E% 8`78m% 8`78m% X7Xm% 8R7Zm% Z7Rm%

!DL=EBCG%1%!<=%+FH=CE% Z;f``[% 8:fRZJ% `fZ[:% Z8;% 1%m%!DL=EBCG%1%!<=%+FH=CE% Z;7;m% 8:7:m% ZZ7Jm% X7Zm% X7Xm%

!/:;<$_>$@#($[#?)H,-D"&A$5-,&-\6#4$*),$R&V#$$F#'-&6]<1'#,'-&1?#1'$%#1'#,4>$EIKC&1G'#$[,&V#$9"#2$

!"#$%&'(=!>?(+#2@1&22(A1,9B2.(C19@1&(

@#($[#?)H,-D"&A$5-,&-\6#4$^S,2$/V#Z$-'$9'-2&G?$3-($ +-,X$3#4'$

;-X#$+6#-4-1'$!)W1#$%#1'#,$

[#4#,'$F&2H#$C-,X#'D6-A#$

@&#,6-12$%)??)14$

ZXX^%!>BDF%2>LPFDB@>?% 8f8ZJfX`J% 8f`JZfX`^% Z^[fXXJ% 8f8[JfX[X% :R^f;;Z%ZX8[%!>BDF%2>LPFDB@>?% 8fZ`RfJ;^% 8f:Z;f^^Z% ``8fR^Z% 8fZZ;fX``% ;Z^f^[;%%ZXX^1ZX8[%2>LI%5??PDF%-C>SB<%/DB=%% 87^X% Z7ZX% Z7:X% 87`X% 87`X%

ZXX^%!>BDF%">PE=<>FHE% [X^f8X8% [;Zf8`J% 8ZXf`J^% [[;f;J;% Z[`fZ8:%ZX8[%!>BDF%">PE=<>FHE% [[JfZZ;% :8Zf`X:% 8`[fXX:% [J;f8J`% Z:^f`;`%ZXX^%*=H@D?%5U=% `[7[% `Z7`% [[7[% `;% `R7:%ZXX^%2>L%Z:l%KG%+HPNI%YDN<%>C%-CDH%&=U% Z87Xm% 8R7^m% ZJ7`m% `X7Jm% `;7:m%ZXX^%2=C%(DL@BD%#?N>O=% pZ:f^;`% pZZfRZ;% p`[fZ`J% p`Zf;[:% p`Jf^JZ%ZX8[%2=C%(DL@BD%#?N>O=% pZJfX;J% pZ`fR^R% p`:fRZ[% p`[f:ZR% p[XfZ^Z%ZXX^1ZX8[%2(#I%5??PDF%-C>SB<%/DB=% X7RX% X7^X% X7^X% 878X% 87ZX%

ZXX^%*=H@D?%">PE=<>FH%b""e%#?N>O=% p:^f^ZR% p::f8RX% p;;f;^^% p;Zf;8Z% p;JfZ8R%ZXX^%5W=CDU=%""%#?N>O=% pJ8fZX`% p;;fRZR% pR`fZ[`% pR`f`^[% p^8fJR;%ZXX^%5UUC=UDB=%""%#?N>O=% pZ^f8ZRf:8^f[:R% p`XfRRZf^RXf;8^% p8XfXZXf;^`fZ8`% p`JfZ[^fRX^f:ZX% pZZf`Z`fJ::fJ:[%ZX8[%5UUC=UDB=%""%#?N>O=% p``f:Z^fR:^fJJR% p`;f[^8fJ:Jf;`:% p88fRR^f;X:f:^:% p[Zf``8f^R8fXZ;% pZ:f`R8fR8Xf`X:%ZXX^%""E%S]#?N%>W=C%p8XXfXXX% R`fJ^:% RZfR:J% `:f[[8% 88^fZR`% J`f[;^%ZXX^%m%""E%S]#?N%>W=C%p8XXfXXX% ZXm% 8Rm% Z^m% ZJm% `Xm%ZXX^%'S?=C%'NNPL@=H%")% ZJRf[XR% `XZf8X^% ^RfX;^% Z;^fRJX% 8:JfZ:R%ZXX^%/=BD@F%->>HE%1%!>BDF%+AL=?H@BPC=E% p8Xf8;Rf:RXfZ[;% p8XfRX8f8RXfJXX% p`f:XZf8RZf:R;% p8ZfR;;f^RXfZ`:% pJfJ88f88RfZJJ%!DL=EBCG%1%Y>>OKPCKE% 8[f:`R% 8`fJZ8% ZZf`:^% Z[f;ZZ% 88f`XZ%m%!DL=EBCG%1%Y>>OKPCKE% `7;m% `7Xm% 8R7;m% :7:m% [7;m%

!DL=EBCG%q%)L%h%(>O@?U%.DO@F@=E% ;[f^:Z% ;ZfJ^X% 8^f;J;% Z[fJ;[% 8Zf[:R%m%!DL=EBCG%1%)L%h%(>O@?U%.DO@F@=E% 8:7^m% 8`7;m% 8;7`m% :7:m% :78m%

!DL=EBCG%1%+?B=CLC@E@?U%2C>M=EE@>?DFE% Rf;:;% 8fZ`[% R`8% Z:f8^J% Z[f;R`%m%!DL=EBCG%1%+?B=CLC@E@?U%2C>M=EE@>?DFE% Z78m% X7`m% X7Jm% :7;m% 8X78m%

!DL=EBCG%1%*@FV%D?H%(>>V@=E% :Zf8`8% [;fX:R% `fJ^8% `[f^^:% ZXfR;R%m%!DL=EBCG%1%*@FV%D?H%(>>V@=E% 8Z7Jm% 8X7Xm% `78m% J7Rm% R7;m%

!DL=EBCG%1%!<=%+FH=CE% [:f;`^% `;f[XR% [Zf;X`% :f:`;% Zf^ZR%m%!DL=EBCG%1%!<=%+FH=CE% 887Zm% J7^m% `:7[m% 87Zm% 87Zm%

Page 18: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 14 CITY OF PEORIA, ARIZONA May 2010

-@W=?%B<=%NPCC=?B%=N>?>O@N%E@BPDB@>?f%@B%@E%K=EB%B>%K=%LCPH=?B%D?H%F>>V%DB%B<=%HDBD%M>C%ZXX^%bD?H%ZX8X%DE%B<=G%K=N>O=%DWD@FDKF=e%CDB<=C%B<D?%D?G%W=CG%P?N=CBD@?%LC>g=NB@>?E]M>C=NDEBE%M>C%ZX8[%D?H%K=G>?H7%%

!<=%HDBD%M>C%B<=%9DV=%2F=DED?B%!>S?=%(=?B=C%b92!(e%HC@W=%E<=H%N>?M@CO%S<DB%OD?G%H=W=F>L=CE%ED@HI%B<=%C=BD@F%ODCV=B%M>C%B<=%N=?B=CE%DB%B<@E%@?B=CE=NB@>?%@E%EB@FF%n@OODBPC=fo%@?%B<=%E=?E=%B<DB%@B%@E%EODFF%D?H%<DE?QB%C=DN<=H%@BE%L>LPFDB@>?1UC>SB<%L>B=?B@DF7% $==% !DKF=E% [% B<C>PU<%;7% $>%S<@F=% @B% <DE% B<=% <@U<=EB% ZXX^%O=H@D?% D?H% DW=CDU=%<>PE=<>FH% @?N>O=E% >M% B<=% M@W=1O@?PB=% E<=HE% D?H% B<=% E=N>?H% <@U<=EB% B>% a@=CFD?H% @?% B<=% 8X1D?H% ZX1O@?PB=%E<=HEf%1),'"#,1$+#),&-$6-H4$\-26($\#"&12$-66$'"#$)'"#,4$)1$'"#$')'-6$1G?\#,$)*$")G4#")624.$'"#$1G?\#,$)*$")G4#")624$ &1$ '"#$ `=IIXa$ A-'#H),(.$ -12$ &1$ -HH,#H-'#$ ,#'-&6$ 4D#12&1H7% !"&4$ &1'#,4#A'&)1$ 2)#4$ 1)'$ "-V#$ -$4',)1H$ ')G,&4'$ ',-2#$ ),$ 2-('&?#$ D)DG6-'&)1.$ -12$ A#,'-&16($ &4$ 1)'$ \#1#*&'&1H$ *,)?$ -1($ *,G4',-'#2.$ GD4A-6#K,#'-&6#,$4D-A#$2#?-127%*D?G%>M%B<=E=%H=O>UCDL<@NE%S@FF%LC>KDKFG%N<D?U=%S<=?%B<=%=N>?>OG%C=K>P?HE%D?H%L>LPFDB@>?%UC>SB<%C=BPC?E% B>% B<=%DC=Df%KPB% *),$ '"#$1#7'$ *&V#a$(#-,4$ '"#$1),'"#,1$4#A'),$)*$+#),&-$2)#4$1)'$6))X$6&X#$-$V&-\6#$6)A-'&)1$*),$,#'-&6#,4Z%!<=C=%@E%D%F>B%>M%DWD@FDKF=%ELDN=%G=B%B>%K=%DKE>CK=H%D?H%B<=%N>?EPO=C%ODCV=B%C=OD@?E%@OODBPC=7%%

0@B<%D%C=K>P?H@?U%=N>?>OG%D?H%D%C=BPC?%B>%@?1O@UCDB@>?%D?H%L>LPFDB@>?%UC>SB<f%B<=%>L=?@?U%>M%9>>L%`X`%ND?%<DW=%@BE%MPFF%@OLDNB7%5%N>OLF=B=H%9>>L%`X`%S>PFH%B<=?%W=CG%F@V=FG%DBBCDNB%EBC>?Uf%LC>A@ODB=%C=E@H=?B@DF%UC>SB<f%D?H%S@B<%B<DBf%H=W=F>L=CE%D?H%N>OO=CN@DF%C=BD@F=CE%S@FF%K=%F@V=FG%B>%M>FF>S7%b)W#V#,.$'"#$4'-,'$-12$,-D&2&'($)*$2#V#6)D?#1'$ &1$ '"&4$ -,#-$ &4$ 2#D#12#1'$)1$-$1G?\#,$)*$ *-A'),4.$ &1A6G2&1H>$D,)V&4&)1$)*$1#A#44-,($G'&6&'&#4.$4#AG,&1H$ '"#$ 6-12$ *,)?$ '"#$ /,&0)1-$ 9'-'#$ ;-12$ [#D-,'?#1'.$ -$ ,#\)G12$ &1$ '"#$ #A)1)?(.$ -12$ D)DG6-'&)1$H,)W'"$W&'"$4&H1&*&A-1'$2&4D)4-\6#$&1A)?#$')$4GDD),'$1#W$,#'-&6#,4Z$

H*@&/$>6&(;'+6>/*/(

!"#$'(D#$)*$,#'-&6$')$#?#,H#$&1$O),'"#,1$+#),&-$W&66$\#$"#-V&6($&1*6G#1A#2$\($'"#$2#14&'($)*$'"#$,#4&2#1'&-6$H,)W'"$ -12$ '"#$ &1A)?#$ 6#V#64$ -12$ 6&*#4'(6#4$ )*$ '"#$ )AAGD-1'4$ )*$ '")4#$ 1#W$ G1&'4Z$ !"#$ '(D#$ )*$ ")G4&1H$2#V#6)D#2$ &1$1#W$-,#-4$-44)A&-'#2$W&'"$ '"#$ A)?D6#'&)1$)*$ '"#$ ;))D$SIS$W&66$"-V#$-$2&,#A'$ &?D-A'$)1$ '"#$'(D#$)*$,#'-&6&1H$'"-'$2#A&2#4$')$6)A-'#$'"#,#Z$

'PC%F@M=EBGF=%D?DFGE@E%C=W=DF=H%B<DB%S<@F=%B<=%<>PE=<>FH%@?N>O=E%DC=%@?H==H%C=FDB@W=FG%<@U<%@?%,>CB<=C?%2=>C@Df%B<=%O@A%>M%F@M=EBGF=%E=UO=?BE%F@W@?U%@?%B<=%HC@W=%E<=HE%EPCC>P?H@?U%B<=%E<>LL@?U%N=?B=CE%DB%9DV=%2F=DED?B%/>DH%D?H%"DLLG%4DFF=G%/>DH%H@MM=C% EPKEBD?B@DFFG% MC>O% B<>E=% @?% B<=% E<=HE% M>C%&=E=CB%/@HU=%D?H%=EL=N@DFFG%a@=CFD?H%(>OO>?E7% !<=% K@UU=EB% H@MM=C=?N=% @E% @?% B<=% UC>PL% >M% F@M=EBGF=% E=UO=?BE% B<DB% +$/#QE% (>OOP?@BG% !DL=EBCG%"D?HK>>V% B=COE% n)LENDF=% 5W=?P=E7o% b$==% +A<@K@B% 5% M>C% D% H=M@?@B@>?% >M% B<=% (>OOP?@BG% !DL=EBCG% $=UO=?B%H=M@?@B@>?E7e%.>C%=ADOLF=f%S<@F=%[87Jm%>M%B<=%<>PE=<>FHE%@?%a@=CFD?HQE%8X1O@?PB=%E<=H%D?H%Z[7[m%>M%B<>E=%@?%&=E=CB%/@HU=QE%E<=H%MDFF%@?B>%B<@E%F@M=1O>H=%UC>PLf%B<=%B>BDF%M>C%B<=%9DV=%2F=DED?B%E<=H%@E%Xm%bE==%!DKF=%Je7%%

!/:;<$c>$C-Y),$;&*#4'(6#$9#H?#1'4$&1$=IKC&1G'#$9"#24>$$@&#,6-12$%)??)14.$[#4#,'$F&2H#.$-12$;-X#$+6#-4-1'$-'$b-DD($5-66#($

!"#$%&'(0";;#[email protected](D,4&2.$B($&4"$.2(-$";(=!>?(+#2@1&22(A1,9B2.($ +<F%<O!9$

!-D#4',($9#H?#1'$;&*#C)2#$

d,)GD$@&#,6-12$

=IKC&1Z$9"#2$[#4#,'$F&2H#$=IKC&1Z$9"#2$

;-X#$+6#-4-1']$b-DD($5-66#($$=IKC&1$9"#2$

$PKPCKD?%$LF=?H>C% "@U<%$>N@=BG% 8Z7Jm% Z7^m% :78m%+APCKD?@B=E% "@U<%$>N@=BG% 887Rm% `7:m% X7Xm%Y>>OKPCKE% "@U<%$>N@=BG% J78m% J7Rm% Z[7Jm%$>L<@EB@NDB=H%$jP@C=E% "@U<%$>N@=BG% :7^m% `7;m% Z7`m%(>??>@EE=PCE% "@U<%$>N@=BG% :7:m% X7Xm% X7Xm%!>L%/P?U% "@U<%$>N@=BG% Z7^m% X7Jm% X7Xm%

( !#8(.".,9( EF*GH( IJ*FH( KL*LH(+?B=CLC@E@?U%2C>M=EE@>?DFE% )LENDF=%5W=?P=E% Z:7[m% 8[7X% X7X%)CKD?%(<@N% )LENDF=%5W=?P=E% 887X% [7Z% X7X%#?%$BGF=% )LENDF=%5W=?P=E% :7Z% ;7Z% X7X%

( !#8(.".,9( EI*M( LE*E( N*N(DA+O=(0CPD?P)=!(P=QD(RAS=(

Page 19: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 15 CITY OF PEORIA, ARIZONA May 2010

!/:;<$c$3%"1.@1#&:<>$C-Y),$;&*#4'(6#$9#H?#1'4$&1$=IKC&1G'#$9"#24>$$@&#,6-12$%)??)14.$[#4#,'$F&2H#.$-12$;-X#$+6#-4-1'$-'$b-DD($5-66#($

!"#$%&'(0";;#[email protected](D,4&2.$B($&4"$.2(-$";(=!>?(+#2@1&22(A1,9B2.($ +<F%<O!9$

!-D#4',($9#H?#1'$;&*#C)2#$

d,)GD$@&#,6-12$

=IKC&1Z$9"#2$[#4#,'$F&2H#$=IKC&1Z$9"#2$

;-X#$+6#-4-1']$b-DD($5-66#($$=IKC&1$9"#2$

5EL@C@?U%6>P?U%.DO@F@=E% "@U<%">L=E% 87R% [7;% X7X%!<=%+FH=CE% $=?@>C%$BGF=E% X7X% X7Z% ZZ7J%/=B@C=O=?B%(>OOP?@B@=E% $=?@>C%$BGF=E% 87X% Z7Z% X7X%$@FW=C%h%->FH% $=?@>C%$BGF=E% X7^% X7X% X78%

( !#8(.".,9( I*G( L*E( LL*J(*@FV%D?H%(>>V@=E% .DO@FG%2>CBCD@B% Z7R% 8R7Z% X7X%)L%D?H%(>O@?U%.DO@F@=E% .DO@FG%2>CBCD@B% 87:% ;7J% [:78%

( !#8(.".,9( E*K( LE*G( EF*I(

(>TG%h%(>OM>CBDKF=%$PKPCKD?%2=C@L<=CG% X7X% `7`% X7X%

(C>EEC>DHE% $ODFF%!>S?E% X7X% [7[% X7X%#??=C%(@BG%!=?D?BE% *=BC>%(@B@=E%##% X7X% `7X% X7X%6>P?U%h%/=EBF=EE% *=BC>%(@B@=E%##% X7`% ;78% X7X%

( !#8(.".,9( N*K( G*I( N*N(!C=?HE=BB=CE% $>F>%5NBE% `7Z% X7X% X7X%

( DCDAO( GG*I( GI*T( INN*I(

0@B<@?%B<@E%UC>PL%>M%F@M=EBGF=%E=UO=?BE%B<=C=%@E%>?=%NC@B@NDF%DEE=B%M>C%PLENDF=%C=BD@F@?U%B<DB%a@=CFD?H%(>OO>?E%D?H%B>%D%F=EE=C%H=UC==%&=E=CB%/@HU=%<DW=f%KPB%@E%DKE=?B%@?%B<=%2=>C@D%F>NDB@>?Ef%@?NFPH@?U%B<>E=%@?%B<=%?>CB<I%D%E@U?@M@ND?B%?POK=C%>M%n+?B=CLC@E@?U%2C>M=EE@>?DFEo%@?%B<=%M@W=1%D?H%8X1O@?PB=%HC@W=%E<=HE%b$==%!DKF=E%[%B>%Je7%#?%OD?G% LDCBE% >M% B<=% ?DB@>?f% H=W=F>L=CE% D?H% KC>V=CE% C=M=C% B>% B<=E=% O>EBFG% G>P?U% LC>M=EE@>?DFE% DE% n0DFV@?U%0DFF=BEfo%K=NDPE=%B<=G%<DW=%D%F>B%>M%H@ENC=B@>?DCG%O>?=G%B>%EL=?H%D?H%B<=G%=DU=CFG%EL=?H%@B7%!<=G%<DW=%S=FF%LDG@?Uf% @M% ?>B% B<=% <@U<=EB% LDG@?U% g>KE7% YPB% B<=G% <DW=% ?>B% G=B% n?=EB=Hfo% E>% B<=G% C=?B% D?H% H>% ?>B% <DW=% <@U<%O>CBUDU=%LDGO=?BE%>C% B<=%<@U<%O=H@NDFf%=HPNDB@>?% BP@B@>?%D?H% M==Ef%>C% N<@FHNDC=%K@FFE% B>%LDG7% #?%OD?G%N@B@=E%B<=E=% G>P?U% LC>M=EE@>?DFE% <DW=% =?=CU@T=H% D?H% L>LPFDC@T=H% B<=@C% H>S?B>S?E% D?H% L@>?==C=H% ?=@U<K>C<>>H%C=W@BDF@TDB@>?7%#?%B<=%M@W=1O@?PB=%E<=HEf%[:m%>M%a@=CFD?HQE%<>PE=<>FHE%DC=%G>P?U%LC>M=EE@>?DFE%D?H%DK>PB%8Rm%>M% &=E=CB% /@HU=QEf% S<@F=% 92!(% <DE% ?>?=7% #?% B<=% 8X1O@?PB=% E<=HEf% Z:m% >M% a@=CFD?HQE% <>PE=<>FHE% DC=% G>P?U%LC>M=EE@>?DFEf%DE%DC=%DK>PB%8[m%>M%&=E=CB%/@HU=QEi%DUD@?f%9DV=%2F=DED?BQE%E<=H%<DE%Xm7%

5E% H=O>UCDL<@N% D?H% PCKD?% H=W=F>LO=?B% =AL=CBE% DE% H@W=CE=% DE% /@N<DCH% .F>C@HD% D?H% s>=F% a>BV@?% <DW=% ?>B=Hf%n+?B=CLC@E@?U%2C>M=EE@>?DFEo%B=?H%B>%H=N@H=%S<=C=%B<=G%SD?B%B>%F@W=%KDE=H%>?%D?%DC=DQE%DK@F@BG%B>%LC>W@H=%B<=%NPFBPCDFf%E>N@DFf%D?H%L<GE@NDF%=?W@C>?O=?B%B<DB%S@FF%DFF>S%B<=O%B>%<DW=%B<=%jPDF@BG%>M%F@M=%B<=G%DC=%F>>V@?U%M>C7%!<=G%H=N@H=%S<=C=%B>% F@W=%D?H%B<=?% F>>V%M>C%=OLF>GO=?B%?=DCKG7%a?>SF=HU=1KDE=H%M@COE%B<=?%>MB=?% F>>V%B>%F>NDB=% S<=C=% B<=% G>P?U% LC>M=EE@>?DFE% F@V=% B>% F@W=7% n+?B=CLC@E@?U% 2C>M=EE@>?DFEo% DC=% MC=jP=?BFG% =OLF>G=H% @?%OD?DU=O=?Bf% M@?D?N=f%N>OLPB=Cf%EDF=E%D?H%>MM@N=]DHO@?@EBCDB@W=%EPLL>CB%L>E@B@>?E7%!<=G%O>W=%MC=jP=?BFG%B>%M@?H% UC>SB<% >LL>CBP?@B@=E% D?H% K=BB=C% g>KE7% !<=G% F>W=% B>% BCDW=F% D?H% =?g>G% W@E@B@?U% B<=O=% LDCVEf% ?=BS>CV@?Uf%E>N@DF@T@?Uf%g>UU@?Uf%ES@OO@?Uf%D?H%W@H=>%UDO@?U7%

!<=% F@M=EBGF=% D?DFGE@E% DFE>% E<>S=H% B<DB% @?% B<=% 92!(QE% 8X1% D?H% ZX1O@?PB=% HC@W=% E<=HEf% ;Jm% D?H% :8m% >M% B<=%<>PE=<>FHEf%C=EL=NB@W=FGf%DC=%=@B<=C%n)L1D?H1(>O@?U%.DO@F@=Eo%>C%n!<=%+FH=CEokODCV=B%E=UO=?BE%B<DB%N>OLC@E=%O@?@ENPF=%>C%EODFF%LC>L>CB@>?E%>M%a@=CFD?HQE%D?H%&=E=CB%/@HU=QE%E<=HE7%!<>PU<%>M%D%E@O@FDC%DU=%B>%B<=%+?B=CLC@E@?U%2C>M=EE@>?DFEf%B<=%)L1D?H1(>O=CEQ%F@M=EBGF=E%DC=%jP@B=%H@MM=C=?B7%!<=G%ODV=%W=CG%U>>H%EDFDC@=Ef%KPB%B<=G%C=N=?BFG%<DW=%?=EB=H%D?H%EBDCB=H%B<=@C%MDO@F@=E7%0@B<%?=S%O>CBUDU=%LDGO=?BEf%B<=%N>EBE%>M%MPC?@E<@?U%D%<>O=f%D?H%B<=%DHH@B@>?DF% N>EBE% >M% <DW@?U% D?H% CD@E@?U% N<@FHC=?f% M=S%H>FFDCE% DC=% F=MB% M>C% H@ENC=B@>?DCG%LPCN<DE=E7% !<=E=% MDO@F@=E%S=C=%EBC>?U%H=F@K=CDB=%N>?EPO=CE%=W=?%K=M>C=%>PC%-C=DB%/=N=EE@>?7%!<=G%DC=%O>C=%E>%B>HDG7%b$==%!DKF=E%:%B>%Je7%

!<=% +FH=CE% DC=% C=B@C=H% L=>LF=7% !<>PU<% E>O=% ODG% <DW=% C=FDB@W=FG% <@U<% @?N>O=Ef% O>EB% >M% B<=@C% <>PE=<>FH%@?N>O=E% DC=% M@A=H% D?H% N>?EBCD@?=H7% !<=G% <DW=% F>?U% <DH% H=F@K=CDB=% N>?EPO=C% K=<DW@>CE% B<DB% B<=% C=N=?B%C=N=EE@>?%C=@?M>CN=H7%

Page 20: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 16 CITY OF PEORIA, ARIZONA May 2010

!"#4#$ 'W)$ ?-,X#'$ 4#H?#1'4.$ W"&A"$ 2)?&1-'#$ O),'"#,1$ +#),&-e4$ AG,,#1'$ 2,&V#$ 4"#24.$ -64)$ -,#$ 1)'$ '"#$-4D&,-'&)1-6.$ f',-2&1H$ GDg$ '(D#$ )*$ A)14G?#,$ '"-'$ *,#hG#1'4$ GD4A-6#$ 4'),#4Z$ !"#&,$ 2)?&1-1A#$ )*$ '"#$ 2,&V#$4"#24$2&?&1&4"#4$'"#$-'',-A'&V#1#44$)*$6)A-'&)14$&1$'"#$4"#24$*),$GD4A-6#$,#'-&6#,4Z$

,>CB<=C?% 2=>C@DQE% F@M=EBGF=% E=UO=?BE% DFE>% H@MM=C% E@U?@M@ND?BFG% @?% B<=% N>OL>E@B@>?% >M% B<=%S=DFB<@=EB% F@M=1O>H=%UC>PLf%n"@U<%$>N@=BG7o%!<@E%UC>PL%DNN>P?BE%M>C%[:7^m%>M%a@=CFD?HQE%<>PE=<>FHE% @?%B<=%8X1O@?PB=%E<=Hf%W=CEPE%`Z7Zm%@?%B<=%N>OLDCDKF=%9DV=%2F=DED?B%E<=H7%0@B<@?%B<@E%F@M=1O>H=%UC>PLf%B<=%a@=CFD?H%E<=H%<DE%<>PE=<>FHE%@?%E@A% ODCV=B% E=UO=?BEf% B<=% FDCU=EB% >M% S<@N<qn$PKPCKD?% $LF=?H>CoqDNN>P?BE% M>C% 8Z7Jm7% #?% N>?BCDEBf% B<=% 9DV=%2F=DED?B%E<=H%<DE%>?FG%B<C==%ODCV=B%E=UO=?BE%@?%B<@E%"@U<%$>N@=BG%UC>PLf%D?H%>?=knY>>OKPCKEokH>O@?DB=E%S@B<%Z[7Jm%>M%B<=%<>PE=<>FHE7%%

Y>>OKPCKE%DC=%HPDF1@?N>O=%<>PE=<>FHEf%K=BS==?%`:%D?H%[[%G=DCE%>M%DU=f%PEPDFFG%S@B<%N<@FHC=?%D?H%W=CG%B@O=1LC=EEPC=H7%!<=@C%?=B%S>CB<%@E%PEPDFFG%F>S=C%B<D?%@OLF@=H%KG%B<=@C%<>PE=<>FH%@?N>O=E7%,=W=CB<=F=EEf%DNN>CH@?U%B>% B<=% +$/#% (>OOP?@BG% !DL=EBCG% "D?HK>>Vf% Y>>OKPCKE% nC=LC=E=?B% B<=% B>L%ODCV=B% M>C% <>O=% KP@FB1@?E% D?H%C=N=?B% LPCN<DE=E% >M% =W=CGB<@?U% MC>O% <>PE=<>FH% MPC?@E<@?UEf% KDKG% MPC?@BPC=f% D?H% =jP@LO=?B% B>% NDCE% D?H%NDON>CH=CE7o% !<=G% DFE>% <DW=% D% F>B% >M% H=OD?H% M>C% EL>CB% PB@F@BG% W=<@NF=Ef% FDS?% NDC=f% ?=S% BC==Ef% D?H% NDEPDF%DLLDC=F7% !<=G% F@V=% EL>CBE% D?H% DC=% F@V=FG% B>% H>% B<=@C% M>>H% E<>LL@?U% DB% PLENDF=% UC>N=CG% EB>C=E7% !<=G% DC=% DFE>%B=N<?@NDFFG%EDWWG%D?H%B<=@C%N<@FHC=?%DC=%D%B>L%ODCV=B%M>C%W@H=>%UDO=E%D?H%2(%PE=7o%%

/=N=?B%C=E=DCN<%KG%,@=FE=?1(FDC@BDEf% B<=%H=O>UCDL<@N%D?H%ODCV=B@?U%HDBD%M@COf%D?H%D%?POK=C%>M%>B<=C%M@COE%<DW=% M>P?H% B<DB% L=>LF=% @?% <>PE=<>FHE% S@B<% DBBC@KPB=E% E@O@FDC% B>% B<=% Y>>OKPCKE% <DW=% C=EL>?H=H% B>% B<=%C=N=EE@>?% KG% K=N>O@?U% O>C=% N>?N=C?=H% DK>PB% B<=@C% MPBPC=% M@?D?N@DF% E=NPC@BG% D?H% O>C=% NDPB@>PE% @?% B<=@C%EL=?H@?U%D?H%PE=%>M%NC=H@B7%#B%@E%=AL=NB=H%B<DB%S@B<%B<=%<@U<%@?N>O=Ef%B<=@C%N>?EPO=C%EL=?H@?U%S@FF%@?NC=DE=%DE%B<=%=N>?>OG%C=N>W=CEf%KPB% @B% @E%H>PKBMPF%B<=G%S@FF%C=BPC?%B>%LC@>C%<@U<%F=W=FE7%Q1A#$-H-&1.$'"&4$ &4$1)'$-$H,)GD$'"-'$W&66$4',)1H6($4GDD),'$GD4A-6#$,#'-&6#,4Z$

B*$ O),'"#,1$ +#),&-$ &4$ ')$ -'',-A'$?),#$ GD4A-6#$ ,#'-&6&1H$ &1$ '"#$ *G'G,#.$ &'$ ?G4'$ 1)'$ )16($ -'',-A'$ -$ 6)'$?),#$:))?\G,\4.$\G'$-64)$-$6)'$?),#$1#W$,#4&2#1'4$&1$'"#$)'"#,$b&H"$9)A&#'($?-,X#'$4#H?#1'4.$-12$-$4G\4'-1'&-6$1G?\#,$ )*$ ()G1H$ D,)*#44&)1-647% !<=E=% ODCV=B% E=UO=?BE% S@FF% K=% <@U<FG% HC@W=?% KG% jPDF@BG1>M1F@M=% DO=?@B@=E7%!<=E=%DO=?@B@=E%ODG%K=% NPFBPCDF% W=?P=E% EPN<%DE%OPE=POE%D?H% B<=DB=CEf% DBBCDNB@W=%LDCVE%D?H%S=FF1DNB@WDB=H%LPKF@N% ELDN=Ef% jPDF@BG% C=EBDPCD?BE% D?H% SDB=C@?U% <>F=Ef% P?@jP=% C=BD@F@?U% B<DB% >MM=CE% @?BC@UP@?Uf% MDE<@>?DKF=%DEE>CBO=?BEf% D?H% <@U<% F=W=FE% >M% E=CW@N=7% R),$ ?-1(.$ ',-A'$ ")G4&1H$ W&66$ \#$ )G'$ )*$ '"#$ hG#4'&)1.$ D,#*#,,&1H$&14'#-2$D6-11#2$A)??G1&'&#4.$')W1$")G4#4.$"&H"K#12$,#1'-64.$A)12)?&1&G?4.$#'AZ$

#B%E<>PFH%K=%?>B=Hf%<>S=W=Cf%B<DB%D%O>C=%H@W=CE@M@=Hf%O@HHF=1ODCV=B%E<>LL@?U%=?W@C>?O=?B%N>PFH%K=%EPLL>CB=H%KG%B<=%F@M=EBGF=%E=UO=?BE%?>S%K=@?U%DBBCDNB=H%B>%B<@E%DC=D7%Y@U1K>A%WDFP=%C=BD@F=CE%H>%U>%B>%N=?B=CE%S@B<%F>BE%>M%O@HHF=1ODCV=B%C=BD@F=CE7%'?=%=ADOLF=%@E%(@BG2FDN=%@?%9>?U%Y=DN<f%(57%#B%<DE%>W=C%[J:fXXX%Ej%MB%>M%nLC>O>B@>?DF%D?H%?=@U<K>C<>>H%C=BD@F%PE=Eo%D?H%>W=C%`XX%C=E@H=?B@DF%P?@BE7%#B%<DE%N@BG%EBC==BE%DC>P?H%D?H%B<C>PU<%B<=%LC>g=NBf%D?H% =MM=NB@W=FG% @?N>CL>CDB=H% K>B<% C=E@H=?B@DF% D?H% C=BD@F% PE=E% @?B>% D?% PCKD?% W@FFDU=7% #BE% L=H=EBC@D?1MC@=?HFG%=?W@C>?O=?B% <DE% D% ?POK=C% >M% LFDTDE% D?H%SDFVSDGE7% /=BD@F% B=?D?BE% @?NFPH=% ,>CHEBC>O% /DNVf%0DF1*DCBf% />EEf%2DGF=EEf%>B<=C%ODg>C%N<D@?E%D?H%OD?G%@?H=L=?H=?BE7%&=E=CB%/@HU=%@E%D?>B<=C%=ADOLF=7%#B%@E%D?N<>C=H%KG%!DCU=B%D?H%a><FQEf%<DE%D?%5*(%B<=DB=C%S@B<%D?%#*53%ENC==?f%D?%DNB@WDB=H%LPKF@N%ELDN=f%D?H%OD?G%EL=N@DFBG%C=BD@F=CE7%

D"8(:+'>(3"(<&(!&&7O(!CG@?U% B>% H=B=CO@?=% <>S%OPN<% C=E@H=?B@DF% H=?E@BG%S>PFH% K=% ?==H=H% DC>P?H% B<=% ?=S% 9>>L% `X`% E=UO=?B% B>%EPLL>CB%D%?=S%PLENDF=%ODFF%@E%D%H@MM@NPFB%BDEVf%K=NDPE=%B<=C=%DC=%E>%OD?G%WDC@DKF=E%B>%N>?E@H=Cf%OD?G%>M%S<@N<%ND?% >?FG% K=% D?ES=C=H% KG% D% H=W=F>L=C7% 5FE>f% @B% @E% =EE=?B@DF% B>% C=N>U?@T=% B<DB% B<=% ?POK=C% D?H% ?DBPC=% >M%<>PE=<>FHE% @?% D% E@B=QE% BCDH=% DC=D% @E% gPEB% >?=% N>?EPO=C% ODCV=B% @?% B<=% H=N@E@>?% =jPDB@>?7% 5E% S@B<% a@=CFD?H%(>OO>?Ef%!<=%-C>W=%@?%9757f%D?H%OD?G%E@O@FDC%E<>LL@?U%N=?B=CEf%B>PC@EBE%D?H%L=>LF=%=OLF>G=H%@?%B<=%DC=D%ND?%DFE>%K=%>M%N>?E@H=CDKF=%E@U?@M@ND?N=7%%

!DKF=% R% >?% B<=% M>FF>S@?U% LDU=% H@ELFDGE% D% nH@O=?E@>?@?U% =A=CN@E=o% B<DB% H>=E% ?>B% DBB=OLB% B>% U=?=CDB=% D?G%H=M@?@B@W=%?POK=CEf%KPB%H>=E%BCG%B>%MDN@F@BDB=%E>O=%@?E@U<BE%DK>PB%B<=%ODU?@BPH=E%>M%B<=%WDC@DKF=E%@?W>FW=H7%%

Page 21: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 17 CITY OF PEORIA, ARIZONA May 2010

!<=%M@CEB%LDCB%>M%B<=%=A=CN@E=%H@ELFDGE%B<=%?POK=C%>M%<>PE=<>FHE%@?%B<=%M@W=1f%8X1f%D?H%ZX1O@?PB=%E<=HE%>M%92!(f%&=E=CB%/@HU=f%D?H%a@=CFD?H%(>OO>?E7%$>O=%C=F=WD?B%>KE=CWDB@>?EI%

• !<=% B>BDF% ?POK=C% >M% <>PE=<>FHE% @?% 92!(QE% ZX1O@?PB=% E<=H% @E% DK>PB% <DFM% B<DB% >M% a@=CFD?H% (>OO>?E% D?H%DK>PB%D%jPDCB=C%>M%&=E=CB%/@HU=QE%

• !<=%NF>E=C%B>%B<=%92!(f%B<=%UC=DB=C%B<=%H@ELDC@BG%@?%H=?E@BGI%=7U7f%@?%B<=%ZX1O@?PB=%E<=HE%92!(%<DE%[^7:m%>M%a@=CFD?HQE%<>PE=<>FH%H=?E@BGf%`Xm%@?%B<=%8X1O@?PB=%E<=Hf%D?H%gPEB%Z`7Rm%@?%B<=%M@W=1O@?PB=%E<=H7%

• !>% K=% N>OLDCDKF=% B>% a@=CFD?H% (>OO>?E% B>HDG% @?% B<=% M@W=1% D?H% 8X1O@?PB=% E<=HEf% 92!(% S>PFH% ?==H%C=EL=NB@W=FG%[7Z%D?H%`7`%B@O=E%B<=%?POK=CE%>M%NPCC=?B%<>PE=<>FHE7%%

• YPB%a@=CFD?H%SDE%K>C?%@?%ZXXXf%S<=?%@BE%E<=HE%LC>KDKFG%<DH%EODFF=C%L>LPFDB@>?E%KG%DK>PB%ZXm7%

9>>V@?U%DB%L>EE@KF=%?=S%E@B=E%>?%9>>L%`X`I%

• !<=%DNB@>?E%>M%B<=%(@BG%>M%2=>C@D%S@FF%<DW=%B<=%K@UU=EB%@OLDNB%>?%B<=%M@W=1%D?H%8X1O@?PB=%E<=HEf%E@?N=%DFF%>C%EPKEBD?B@DF%LDCBE%>M%B<=O%S@FF%K=%S@B<@?%@BE%gPC@EH@NB@>?7%

• )E@?U%a@=CFD?H%DE%D%nN>OLDCDKF=o%EPUU=EBE% B<DB%E>O=S<=C=%DC>P?H%[fXXX%<>PE=<>FHE% @?% B<=% M@W=1O@?PB=%E<=H%D?H%DK>PB%`RfXXX%@?%B<=%8X1O@?PB=%S>PFH%K=%C=jP@C=H%

• )E@?U%&=E=CB% /@HU=% M>C% N>OLDC@E>?% EPUU=EBE% B<DB% DK>PB% JfRXX% <>PE=<>FHE%S>PFH% K=% ?==H=H% @?% B<=% M@W=1O@?PB=%E<=H%D?H%DC>P?H%J;fXXX%@?%B<=%8X1O@?PB=%E<=H7%

!<=%E=N>?H%LDCB%>M%B<=%H@O=?E@>?@?U%=A=CN@E=%E<>SE%<>S%OD?G%<>PE=<>FHE%S>PFH%K=%?==H=H%B>%EPLL>CB%ODFFE%>M%WDC@>PE%E@T=E%D?H%EDF=E%L=C%EjPDC=%M>>B%KDE=H%>?%B<=%M>FF>S@?U%DEEPOLB@>?EI%

• ">PE=<>FHE% <DW=% DW=CDU=% @?N>O=E% >M% p88XfXXX7% !<@E% @E% =EE=?B@DFFG% B<=% D?B@N@LDB=H% DW=CDU=% <>PE=<>FH%@?N>O=%M>C%ZXZX7%!<@E%S>PFH%U@W=%B@O=%M>C%D?%=N>?>O@N%C=N>W=CG%D?H%L>LPFDB@>?%UC>SB<%B>%>NNPC7%!<@E%SDE%KDE=H%>?%B<=%NPCC=?B%DW=CDU=%@?%B<=%8X1O@F=%E<=H7%5%N>OL>P?H=H%UC>SB<%CDB=%>M%87:m%SDE%DHH=H%M>C%8X1G=DC%L=C@>H7%!<=E=%WDFP=E%DC=%L>EBPFDB=H%M>C%<=PC@EB@N%C=DE>?Ef%?>B%LC>g=NB@>?E%>C%M>C=NDEBE7%

• 5NN>CH@?U% B>% B<=%O>EB% C=N=?B% N>?EPO=C%=AL=?H@BPC=% EPCW=G%H>?=%KG% B<=%YPC=DP%>M% 9DK>C%$BDB@EB@NE% @?%ZXXRf%D??PDF%-5.'1C=FDB=H%=AL=?H@BPC=E%DC=%DK>PB%p^f[XX%M>C%B<=%p8XXfXXX%B>%p88^f^^^%<>PE=<>FH%@?N>O=%NDB=U>CG7%

• 5%ODFF%S>PFH%<DW=%D%8Xm%NDLBPC=%CDB=7%!<@E%@E%S@H=FG%DNN=LB=H%DE%D%LCPH=?B%NDLBPC=%CDB=7%%

• !<=C=% S@FF% K=% M=S% @M% D?G% EDF=E% MC>O% B>PC@EBE% >C% HDGB@O=% L>LPFDB@>?E7% !<=C=% @E% ?>% C=DE>?% B>% L>EBPFDB=%>B<=CS@E=%DB%B<@E%B@O=7%

!/:;<$^>$/$[&?#14&)1&1H$<7#,A&4#>$!"#$OG?\#,$)*$b)G4#")624$O##2#2$$')$9GDD),'$-1$8D4A-6#$9")DD&1H$%#1'#,$

!"#$%&2'(U(+#$&,#("-(O,8"$(!.,.@2.@%2V(UU=!>?V(UUUO"1:"1(S$"#4(>&4"$.(

%G,,#1'$[,&V#K9"#2Kb)G4#")62$OG?\#,4ii% JK?&6#$4"#2$ =IK?&6#$4"#2$ EIK?&6#$4"#2$% 9DV=%2F=DED?B%DB%"DLLG%4DFF=G% 8fZ8J% 8[f`8J% 8ZXf`J^%% m%a@=CFD?H%E<=H% Z`7Rm% `X7Xm% [^7:m%% m%>M%&=E=CB%/@HU=%$<=H% 8Z7[m% 8:78m% Z;7^m%% &=E=CB%/@HU=%*DCV=BLFDN=% ^fJ^[% ^[fRXZ% [[;f;J;%% a@=CFD?H%(>OO>?E% :f88J% [JfJJ;% Z[`fZ8:%EIIL$;-X#$+6#-4-1'Kb-DD($5-66#($/VH$bb$B1A)?#ii$ % p^:fZ8`% pR`fZ[`%<4'&?-'#2$9")DD&1H$%#1'#,$9-6#4$+#),&-$/,#->i$ pZ[Z]$j%.B% %%

% C-66$9-6#4$D#,$9hG-,#$R))'$% p`XX%% p:XX%% pJXX%% p^XX%%

C-66$9&0#>$9h$R'$ OG?\#,$)*$b)G4#")624$O##2#2$')$9GDD),'$C-66$Z:XfXXX% J^fJRJ% 8`Zf^J^% 8R;f8JX% Z`^f`;Z%`ZXfXXX% 8XZf8ZR% 8JXfZ8`% Z`RfZ^R% `X;f`R`%:XXfXXX% 8:^f:J[% Z;:f^:J% `JZf`[X% [JRfJZ`%J:XfXXX% Z`^f`;Z% `^Rf^`;% ::Rf:88% J8RfXR:%

8fXXXfXXX% `8^f8[^% :`8f^8:% J[[f;R8% ^:Jf[[J%8fZ:XfXXX% `^Rf^`;% ;;[fR^[% ^`XfR:8% 8f8^;fRX^%

5EEPOLB@>?EI% 87%">PE=<>FHE%<DW=%DW=CDU=%@?N>O=E%>M%p88XfXXX%%% Z7%5??PDF%-5.'%C=FDB=H%=AL=?H@BPC=E%DC=%DK>PB%p^f[XXx%% `7%*DFF%S>PFH%<DW=%D%8Xm%NDLBPC=%CDB=%% [7%.=S%@M%D?G%EDF=E%MC>O%B>PC@EBE%>C%HDGB@O=%L>LPFDB@>?E%

Page 22: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 18 CITY OF PEORIA, ARIZONA May 2010

!<=%N=FFE%@?%!DKF=%R%S=C=%M@FF=H%@?%DNN>CH@?U%B>%B<=%M>FF>S@?U%=jPDB@>?I%

3332,9&252-U;,99(2@W&<5XX($&.,@9(&Y4&1:@.#$&2<5%,4.#$&($,.&<(

!<=%N=FF%WDFP=E%ND?%K=%=DE@FG%N<D?U=H%KG%DFB=C@?U%B<>E=%M>C%D?G%>M%B<=%WDC@DKF=E7%.>C%=ADOLF=f%D%ZXm%NDLBPC=%CDB=%N>PFH%K=%PE=Hf%>C%D%H@MM=C=?B%<>PE=<>FH%=AL=?H@BPC=%CDB=7%%

a@=CFD?H%(>OO>?E%<DE%D%C=L>CB=H%-95%>M%`ZXfXXX%Ej%MB7%&=E=CB%/@HU=%<DE%DK>PB%87Z%O@FF@>?%Ej%MB7%%

#B% @E%H>PKBMPF% B<DB%D%H=W=F>L=C%S>PFH%K=% @?B=C=EB=H% @?%KP@FH@?U%D?%PLENDF=%ODFF%S@B<%D?B@N@LDB=H%EDF=E%>M% gPEB%p`XX]% Ej7% MB7%0<@F=% B<=%DNBPDF% EDF=E%L=C% EjPDC=% M>>B% B<C=E<>FH% B<DB%S>PFH%K=%>M% @?B=C=EB% B>%O>EB%<@U<=C%=?H%C=BD@F%H=W=F>L=CE%H=L=?HE%>?%OD?G%WDC@DKF=E%@?NFPH@?U%FD?H%LC@N=f%>L=CDB@?U%N>EBE%D?H%NPEB>O=C%H=O>UCDL<@NEf%>PC% =AL=C@=?N=% =FE=S<=C=% EPUU=EBE% D%O@?@OPO% >M% p:XX]EM7% MB7% @E% D% U>>H% UP@H=F@?=7%*DFF% EDF=E% >M% p^XX]Ej% MB%S>PFH%K=%@?%B<=%B>L%8Xm%?DB@>?DFFG7%%

#>)%0(&*#0A).#)*#+".1).#%:"0#*"!#%!<>PU<%MDC%B>>%H@EL=CE=H%D?H%?>B%C=DFFG%D%SDFVDKF=%DC=Df%B<@E%H@EBC@NB%DFC=DHG%<DE%E=W=CDF%E@U?@M@ND?Bf%G=DC1C>P?H%=?B=CBD@?O=?B% DEE=BEf% LC>A@O@BG% B>% E@U?@M@ND?B% MF>SE% >M% L>B=?B@DF% NPEB>O=C% BCDMM@Nf% D?H% BCDH=1DC=D% ODCV=B%E=UO=?BE%B<DB%DC=%F>>V@?U%M>C%EL>CBE1=?B=CBD@?O=?B%MP?NB@>?E7%

,%&(-."#$/P1'$&#$+*'2&'$(3*/$#*4$C/(EB##&'$(;//&$/(

!<=E=%DEE=BE%=A@EB%?>S%D?H%H>%?>B%H=L=?H%>?%MPBPC=%H=W=F>LO=?B7%#?%B>PU<%=N>?>O@N%B@O=Ef%@B%@E%@OL>CBD?B%B>%P?H=CEBD?H%B<=E=%DEE=BE%D?H%B<=?%F=W=CDU=%B<=O%DE%MPFFG%DE%L>EE@KF=7%

• 5% C=DFFG% FDCU=% C=EBDPCD?B% NFPEB=C% N>OL>E=H%O>EBFG%>M%S=FF1V?>S?%N<D@?E7%!<=E=% C=EBDPCD?BE% C=L>CB%H>@?U%S=FF% @?% B<=% MDFF% D?H% =EL=N@DFFG% B<=% S@?B=C% E=DE>?E% DE% S=FF% DE% HPC@?U% ELC@?U% BCD@?@?U7% $POO=C% KC@?UE% D%EPKEBD?B@DF%MDFF1>MM%@?%NPEB>O=C%BCDMM@N7%!<=E=%C=EBDPCD?BE%HCDS%D%F>B%>M%L=>LF=7%

• 5%O>W@=% B<=DB=C%S@B<% 8R% ENC==?E7% +ABCDL>FDB@?U% MC>O%?DB@>?DF% HDBDf% B<@E% N@?=OD% ND?%K=% =AL=NB=H% B>% E=FF%K=BS==?%::JfZ^;%B>%;R8f8`^%B@NV=BE%D??PDFFG7%

• 5%F=U@B@ODB=%B<=DB=C%

• .>PC% <>B=FE%S@B<% `R^% C>>OE% F>NDB=H%S@B<@?% D?% 881B>18`1O@?PB=%SDFV% >M% B<=% $L>CBE% (>OLF=Ai% M>PC%O>C=%<>B=FE% S@B<% D?>B<=C% `[R% C>>OE% S@B<@?% D% B<C==1B>1E@A1O@?PB=% HC@W=7% $O@B<% !CDW=F% /=E=DCN<% C=L>CB=H% D?%>NNPLD?NG%CDB=%>M%;87Jm%@?%ZXXR7%5EEPO@?U%D?%DW=CDU=%>M%87:%L=CE>?E%EBDG@?U%@?%=DN<%>NNPL@=H%C>>Of%B<=%=EB@ODB=H%DW=CDU=%?POK=C%>M%W@E@B>CE%EBDG@?U%DB%B<=E=%=@U<B%<>B=FE%=DN<%HDG%@E%;RZ7%!<=%=EB@ODB=H%D??PDF%B>BDF%@E%Z[Rf^`X%<>B=F%UP=EB%HDGE7%#M%B<=G%DW=CDU=H%p:X]HDG%M>C%M>>Hf%B<DB%S>PFH%B>BDF%DK>PB%p8Z7[%O@FF@>?%@?%H=OD?H7%/=UDCH@?U%<>B=F%UP=EBEf%@B%@E%PE=MPF%B>%V==L%@?%O@?H%B<=%n.>PC%!@O=E%/PF=Io%B>PC@EBE%?==H%B<@?UE%B>%H>%M>C%M>PC%B@O=E%DE%F>?U%DE%@B%BDV=E%B<=O%B>%BCDW=F7%

#?%DHH@B@>?f%B<@E%N>OO=CN@DF%DC=D%<DE%B<=%KDE=KDFF%M@=FHE%D?H%B<=@C%EBC>?U%E=DE>?DF%HCDS@?U%L>S=C%HPC@?U%*9YQE%BS>1O>?B<%ELC@?U%BCD@?@?U%L=C@>H7%!<=%(DNBPE%9=DUP=%UDO=E%C=L>CB=HFG%<DW=%D?%DBB=?HD?N=%>M%ZXXfXXXl7%%

2>FDC%#N=%DFE>%HCDSE%?PO=C>PE%EVDB=CE%DFO>EB%G=DC%C>P?H7%

!<=%H@EBC@NB%@E%F>NDB=H%@?%D%W=CG%DNB@W=%N>OO=CN@DF%DC=D7%0=EB%Y=FF%/>DH%K=BS==?%R`CH%D?H%RJB<%5W=?P=Ef%DK>PB%X7[%O@F=E%DSDGf%<DH%D?%5W=CDU=%&D@FG%!CDMM@N% b5&!e%>M% DK>PB%;^fXXX%W=<@NF=E% @?%ZXXRf%S<@F=%+DEB%Y=FF% NDCC@=H%DK>PB%`:fXXX%W=<@NF=E%L=C%HDGi%B<=%?=DCKG%/>PB=%8X8%E>PB<%D?H%?>CB<%>M%Y=FF%5W=?P=%NDCC@=E%88ZfXXX%1%8ZXfJXX%W=<@NF=E%D%HDGi%R`CH%5W=?P=%K=BS==?%Y=FF%/>DH%D?H%-C==?SDG%5W=?P=%<DH%D?%5&!%>M%8RfZXZ%W=<@NF=E%@?%ZXXR%D?H% Z8fX:8% @?% ZXXJ7% !<=% <@U<% DO>P?B% >M% BCDMM@N% >?% R`CH% 5W=?P=% @?% B<=% H@EBC@NB% LC>W@H=E% D% H=E@CDKF=% F=W=F% >M%L>B=?B@DF% NPEB>O=CE% M>C% O=CN<D?BE% B<=C=7% ,>B% >?FG% S@FF% H=LC=EE@?U% R`CH% 5W=?P=% >?FG% ODCU@?DFFG% @OLC>W=%SDFVDK@F@BGf% @B% S@FF% DFE>% H=NC=DE=% B<=% W@EPDF% N>??=NB@>?% K=BS==?% =EBDKF@E<O=?BE% D?H% L>B=?B@DF% NPEB>O=CE% @?%W=<@NF=E7%2DCB%>M%S<DB%O=CN<D?BE%LDG%M>C% @?%B<=@C%C=?B% @E%W@E@K@F@BGi%H=LC=EE@?U%R`CH%5W=?P=%S@FF%C=HPN=%B<@E%M>C%B<=%O=CN<D?BE%@?%B<=%@OO=H@DB=%W@N@?@BG7%

Page 23: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 19 CITY OF PEORIA, ARIZONA May 2010

+DEB%Y=FF%/>DH%@E%D%LC@O=%E<>LL@?U%EBC@L7%0=EB%Y=FF%/>DH%<DE%D%W=CG%FDCU=%NFPEB=C%>M%DPB>O>K@F=%H=DF=CE<@LE%B<DB%?>B%>?FG%KC@?UE%@?%E<>LL=CE%F>>V@?U%M>C%?=S%NDCEf%KPB%DFE>%>S?=CE%S<>%?==H%OD@?B=?D?N=%>C%C=LD@C%S>CV%H>?=%D?H%S<>%>MB=?%DC=%F>>V@?U%M>C%E>O=B<@?U%H@W=CB@?U%B>%H>%S<@F=%B<=G%SD@B%M>C%B<=@C%NDCE%B>%K=%E=CW@N=H7%

0@B<@?%D%87:1O@F=%HC@W=%>M%R`CH%5W=%D?H%$BDH@PO%&C@W=%DC=%E@A%E<>LL@?U%N=?B=CE%B>BDF@?U%>W=C%87R%O@FF@>?%Ej7%MB7%>M%ELDN=%D?H%=EB@ODB=H%D??PDF%EDF=E%>M%>W=C%p:XX%O@FF@>?7%!<=E=%N=?B=CE%HCDS%D%F>B%>M%N>?EPO=CE%@?B>%B<=%DC=Df%S@B<%OD?G%>M%B<=O%LC>KDKFG%DFC=DHG%LDBC>?@T@?U%B<=%$L>CBE]+?B=CBD@?O=?B%&@EBC@NBQE%C=EBDPCD?BE%D?H%N@?=OD7%(D?%O>C=%K@B=E%K=%BDV=?%MC>O%B<@E%DLLF=\%

0@B<@?% B<=% $L>CBE]+?B=CBD@?O=?B%(>OLF=AQE% 8X1O@?PB=%HC@W=% E<=H% @?% ZXX^f% B<=C=%S=C=% D?% =EB@ODB=H%ZRfZZ`%<>PE=<>FHE%S@B<%D??PDF% @?N>O=E%>M%p8XXfXXX%>C%O>C=7%0<@F=% B<=G%N>?EB@BPB=%DK>PB%ZJm%>M% B<=%HC@W=% E<=HQE%<>PE=<>FHEf%B<=G%LC>KDKFG%DNN>P?B=H%M>C%>W=C%:Xm%>M%B<=%B>BDF%=AL=?H@BPC=E%ODH=%M>C%=?B=CBD@?O=?B%M==E%D?H%DHO@EE@>?E%KG%DFF%HC@W=1E<=H%<>PE=<>FHE7%#?%ZXXR%B<=G%<DH%D?%=EB@ODB=H%p8;:%O@FF@>?%@?%=?B=CBD@?O=?B1C=FDB=H%=AL=?H@BPC=Ef%S@B<% DK>PB% p[^7J%O@FF@>?% U>@?U% M>C% M==E% D?H% DHO@EE@>?E% bE==% !DKF=% ^e7% !<=G% DC=% D?H%S@FF% K=% D%LC@O=%BDCU=B1ODCV=B%E=UO=?B% M>C%KPE@?=EE=E% F>NDB=H% @?% B<=%$L>CBE]+?B=CBD@?O=?B%&@EBC@NB7%!<=G%DFE>%EL=?H%D%F>B% >?% =?B=CBD@?O=?B1C=FDB=H% O=CN<D?H@E=% F@V=% L=B% NF>B<@?Uf% =jP@LO=?B% D?H% LC>HPNBE% C=FDB=H% B>% <>KK@=Ef%LFDGUC>P?H1BGL=%=jP@LO=?Bf%D?H%DPH@>%D?H%W@EPDF%=jP@LO=?B7%0<@F=%?DB@>?DF%DBB=?HD?N=%DB%OPE=POEf%N>?N=CB%<DFFEf% LFDGEf% =BN7% <DE% H=NF@?=Hf% @?H@W@HPDFE% MC>O% <@U<=C1@?N>O=% <>PE=<>FHE% D?H% B<=% S=FF% =HPNDB=H% C=OD@?%DO>?U%B<=%EBC>?U=EB%DBB=?H==E7%

!/:;<$L>$<4'&?-'#2$/11G-6$<1'#,'-&1?#1'$<7D#12&'G,#4$)*$b)G4#")624$W&'"$`=II.IIIa$B1A)?#4>$9D),'4]<1'#,'-&1?#1'$[&4',&A'e4$=IKC&1G'#$[,&V#$9"#2$

!"#$%&'(+#$&,#("-(O,8"$(!.,.@2.@%2Z(=!>?Z(,1:([APDXZ(?1%*(

<7D#12&'G,#$%-'#H),($+#,$bb$&1$$89/$KEII^$

<4'&?-'#2$/11G-6$<7D#12&'G,#4$\($`=IIaX$bb4$W&'"&1$=IK?&1$2,&V#$)*$'"#$9D),'4$%)?D6#7$

+?B=CBD@?O=?B% p%%%:fR;^%% p%8;:f;[XfJRJ%%.==E%D?H%DHO@EE@>?E% p%%%8fJ;8%% p%%%[^fJXXfJX`%%5PH@>%D?H%W@EPDF%=jP@LO=?B%D?H%E=CW@N=E% p%%%8fJ:;%% p%%%[^f::^f:RR%%2=BEf%B>GEf%<>KK@=Ef%D?H%LFDGUC>P?H%=jP@LO=?B% p%%%8f:Z`%% p%%%[Zf^R`f;Z^%%'B<=C%=?B=CBD@?O=?B%EPLLF@=Ef%=jP@LO=?Bf%D?H%E=CW@N=E%%% p%%%%%%RZ^%% p%%%Z`f`^;fR;J%%

5FO>EB%Z:^fXXX%L=>LF=% F@W=%S@B<@?% B<=%8X1O@?PB=%HC@W=% E<=H%>M% B<=%(>OLF=A7%!<=G%<DH%D%O=H@D?%<>PE=<>FH%@?N>O=%@?%ZXX^%=EB@ODB=H%DB%p;Jf[:;%b2<>=?@A%*=BC>%t%p;8fZXRe%D?H%B<=G%<DH%B>BDF%C=BD@F%=AL=?H@BPC=E%@?%ZXX^%>M% DK>PB% pZ7R% K@FF@>?7% #?% B<=% FDCU=C% ZX1O@?PB=% E<=Hf% B<=% =EB@ODB=H% L>LPFDB@>?% @?% ZXX^% SDE% 8f8ZJ7X`Jf%=jP@WDF=?B%B>%B<=%=?B@C=%L>LPFDB@>?%>M%$D?%&@=U>f%(57%!<=@C%O=H@D?%<>PE=<>FH%@?N>O=%SDE%p:^f^ZRf%S@B<%B>BDF%C=BD@F%=AL=?H@BPC=E%>M%>W=C%p%8X78%K@FF@>?7%$==%!DKF=E%:%D?H%;7%

3#*J&0-%&7(;'+6>/&/(

5E% ND?% K=% E==?% @?% .@UPC=% 8% K=F>Sf% B<=C=% @E% D% F>B% >M% DNBPDF% D?H% L>B=?B@DF% N>OL=B@B@>?% S@B<@?% D?H% ?=DC% B<=%$L>CBE]+?B=CBD@?O=?B%&@EBC@NBQE%HC@W=%E<=HEI%

• 0<@F=% B<=% 5CC>S<=DH% !>S?=% (=?B=C% D?H% B<=% OD?G% >B<=C% E<>LL@?U% N=?B=CE% DF>?U% +DEB% Y=FF% />DH% <=FL%U=?=CDB=% L>B=?B@DF% NPEB>O=CE% M>C% B<=% H@EBC@NBQE% =?B=CBD@?O=?B% MP?NB@>?Ef% B<=G% N>?W=CE=FG% N>?EBCD@?% @BE%NPCC=?B%L>B=?B@DF%B>%UC>S%DE%D%C=BD@F%F>NDB@>?7%

• 0=EBUDB=%(@BG%(=?B=Cf%DK>PB%B=?%O@?PB=E%DSDGf%@E%D%W=CG%EBC>?U%EL>CBE]=?B=CBD@?O=?B%ODFF%S<@N<%N>OK@?=E%LC>A@O@BG%B>%D%LC>M=EE@>?DF%M>>BKDFF%B=DO%EBDH@PO%S@B<%D%LC>%<>NV=G%EL>CBE%DC=?Df%D%ZX1ENC==?f%[fXXX1E=DB%N@?=OD%B<DB%DFE>%<DE%D?%#*53%ENC==?f%D%L=H=EBC@D?1MC@=?HFG%0DB=C&D?N=%2FDTD%EPCC>P?H=H%KG%=DB=C@=Ef%D?H%D% MDO@FG1MC@=?HFG% .>P?BD@?% 2DCV7% 5HH=H% B>% B<@E% DC=% ?=DCKG%<>B=FE% D?H% C=E@H=?B@DF% <>PE@?U7%5B% B<=% N>C=%>M%0=EBUDB=%@E%D%W=CG%SDFVDKF=%LFDTD%B<DB%ODV=E%@B%=DEG%B>%jP@NVFG%DNN=EE%D?G%>M%@BE%DBBCDNB@>?E7%

• 5B%B<=%=HU=%>M%B<=%H@EBC@NBQE%ZX1O@?PB=%HC@W=%E<=H%@E%B<=%87Z%O@FF@>?%Ej%MB%&=E=CB%/@HU=%*DCV=BLFDN=7%#B%<DEf%@?%DHH@B@>?%B>%EBC>?U%C=BD@Ff%D?%8R1ENC==?%5*(%N@?=OD%S@B<%D?%#*53%D?H%D%&DW=%h%YPEB=CQE7%

• a@=CFD?H% (>OO>?Ef% B<=% O=BC>% DC=DQE% LC=O@=C% F@M=EBGF=% ODFFf% @E% K=G>?H% B<=% ZX1O@?PB=% E<=Hf% KPB% NF>E=%=?>PU<%B<DB%@B%HCDSE%OD?G%E<>LL=CE%MC>O%@B7%

Page 24: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 20 CITY OF PEORIA, ARIZONA May 2010

RBd8F<$=>$C-D$)*$9D),'4]<1'#,'-&1?#1'$[&4',&A'e4$JK.$=IK.$j$=JKC&1G'#$[,&V#$9"#24$

$

-."#$/(+'7(H&*/B#&(;4$*J*$*&/("@($%&(-."#$/(E"2.6&9P1'$&#$+*'2&'$(3*/$#*4$Q/(3#*J&0-%&7(A&/*7&'$/(

+A<@K@B% Y18% @?% B<=% DLL=?H@A% H@ELFDGE% <>S%OD?G% C=E@H=?BE% @?% B<=% $L>CBE]+?B=CBD@?O=?B%&@EBC@NBQE% 8X1% D?H% ZX1O@?PB=%HC@W=%E<=HE%DC=%F@V=FG%B>%=?UDU=%@?%O>C=%B<D?%8^X%EL>CBE%D?H%F=@EPC=%DNB@W@B@=E7%!<=%F@EB%>M%K=<DW@>CE%<DE%K==?%E>CB=H%M>C%=DN<%E<=H%KG%B<=%?POK=C%>M%L=>LF=%=AL=NB=H%B>%=?UDU=%@?%=DN<%>M%B<=O7%!<=%*DCV=B%2>B=?B@DF%#?H=A% b*2#e% EN>C=E% @?H@NDB=% S<=C=% B<=E=% LDCB@N@LDB@>?% CDB=E% EBD?H% B>% B<=% ?DB@>?DF% DW=CDU=% >M% 8XX7% !<=E=%=EB@ODB=E%S=C=%U=?=CDB=H%KG%+$/#%YPE@?=EE%5?DFGEB%KDE=H%>?%PEDU=%HDBD%N>FF=NB=H%KG%*=H@DODCV%/=E=DCN<%h%#?B=FF@U=?N=%99(7%@?%D%?DB@>?DFFG%C=LC=E=?BDB@W=%EPCW=G%>M%)7$7%<>PE=<>FHE7%%

#U?>C@?U%@B=OE%C=FDB=H%B>%MP?NB@>?E%DFC=DHG%@?1LFDN=%S@B<@?%B<=%H@EBC@NB%b=7U7f%D%N@?=ODf%D?%@N=%EVDB@?U%C@?Vf%D?H%D%B<=DB=Cef% B<=% M>FF>S@?U% @B=OE% B<DB% >MM=C% L>B=?B@DF% S=C=% E=F=NB=H% KDE=H% >?% B<=% ?POK=C% >M% L=>LF=% B<DB%LDCB@N@LDB=f%B<=%*2#%EN>C=%D?H%B<=%DK@F@BG%B>%DEE>N@DB=%@B%S@B<%E>O=%L>EE@KF=%&@EBC@NB%LC>g=NB%>C%=W=?BI%

• !"#?#$+-,X$5&4&'4>%5?%=EB@ODB=H%[RfR8Z%L=CE>?E%@?%B<=%8X1O@?PB=%E<=H%W@E@B=H%D%B<=O=%LDCV%@?%B<=%LDEB%8Z%O>?B<Ei%ZXZfZR;%@?%B<=%ZX1O@?PB=%E<=H%H@H%E>7%!<=@C%C=EL=NB@W=%*2#E%S=C=%8ZZ%D?H%88X7%%

• CG4#G?$ 5&4&'4>% `Xf:XR% L=CE>?E% @?% B<=% 8X1O@?PB=% E<=H% D?H% 8X:fZZ;% @?% B<=% ZX1O@?PB=% E<=H% W@E@B=H% D%OPE=PO%@?%B<=%FDEB%8Z%O>?B<E7%/=EL=NB@W=%*2#E%S=C=%8ZR%D?H%8X:7%#E%B<=C=%D%F>NDF%OPE=PO%F>>V@?U%M>C%D%?=S%F>NDB@>?\%

• +-,'&A&D-'#2$&1$d)6*>%5?%=EB@ODB=H%ZJf[`Z%D?H%88Xf;RR%L=CE>?E%@?%B<=%8X1%D?H%ZX1O@?PB=%E<=HE%=?UDU=H%@?%B<=%DNB@W@BG%@?%B<=%LDEB%G=DC7%!<=%C=EL=NB@W=%*2#E%S=C=%8`J%D?H%8X^7%&@EN>W=CG%-C==?%2DCV%@?%">PEB>?%<DE%D%LPBB@?U% UC==?f% D?H% D%O@?@DBPC=% U>FM% N>PCE=%SDE% KP@FB% >?% LDCB% >M% D%OP?@N@LDF% LDCV@?U% F>B% @?% B<=% YDG>??=%!>S?%(=?B=C%b,se7%

• :)W6&1H>% +$/#% =EB@ODB=E% B<DB% Z[fX8^% L=CE>?E% @?% B<=% 8X1O@?PB=% E<=H% D?H% ^Jf;^;% @?% B<=% ZX1O@?PB=% E<=H%K>SF=H%>W=C% B<=%LDEB%G=DC7%*2#E%S=C=%88[%D?H%88X% C=EL=NB@W=FG7%(>PFH% B<=%H@EBC@NB%K=% B<=% F>NDB@>?% M>C%D%K>SF@?U%DFF=G\%YCGD?B%2DCV% @?%*D?<DBBD?%<DE%D%2yBD?jP=%bD%M>CO%>M%K>PF=Ee%LFDG@?U%M@=FH%B<DB% @E%KDE@NDFFG%gPEB%D%K=H%>M%UCDW=F7%#B%N>PFH%K=%@?EBDFF=H%DE%D%B=OL>CDCG%M=DBPC=%@?%D%LDCV@?U%F>B7%

• 5&2#)$d-?#4>% #B% @E% =EB@ODB=H% B<DB% Z[f[`;%L=CE>?E% @?% B<=%8X1O@?PB=% E<=H%D?H%8XJf8[[% @?% B<=%ZX1O@?PB=%E<=H%LFDG=H%W@H=>%UDO=E%>W=C%B<=%FDEB%8Z%O>?B<E7%/=EL=NB@W=%*2#E%S=C=%8XJ%D?H%8887%!<@E%K=<DW@>C%M@BE%S@B<%W@H=>%UDO=%DCNDH=E%D?H%=DB=C@=E%M=DBPC@?U%W@H=>%UDO=E%

Page 25: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 21 CITY OF PEORIA, ARIZONA May 2010

• /G')$9")W>%5?%=EB@ODB=H%8Jf8`R%L=CE>?E% @?%B<=%8X1O@?PB=%E<=H%DBB=?H=H%D?%DPB>%E<>S%b*2#%8X;e%>W=C%B<=%LDEB%G=DC7%#?%B<=%ZX1O@?PB=%E<=H%B<=%?POK=C%SDE%J8f`[:%S@B<%D?%*2#%>M%8X:7%&@EBC@NB%LDCV@?U%F>BE%N>PFH%K=%W=?P=E%M>C%D?B@jP=%NDC%E<>SEf%=BN7%%

• O/9%/F>%,5$(5/%CDN@?U%HC=S%D?%=EB@ODB=H%DBB=?HD?N=%>M%8[fZZX%MC>O%C=E@H=?BE%>M% B<=%8X1O@?PB=%E<=H%b*2#%88;e%D?H%:Rf`[:%MC>O%B<=%ZX1O@?PB=%E<=H%b*2#%88`e7%5PB>%E<>Sf%NDC%CDN@?U\%

• :-,]1&H"'A6G\>% 5?%=EB@ODB=H%`:fXZ^%S=?B% B>% D% KDC% >C% ?@U<BNFPK% @?% FDEB% 8Z%O>?B<E% @?% B<=%8X1O@?PB=% D?H%8:[fXZ8%S=?B%@?%B<=%ZX1O@?PB=%E<=H7%*2#E%S=C=%^J%D?H%8XZ%C=EL=NB@W=FG7%

D"B/&%"67(A&4#&+$*"'(19.&'7*$B#&/(*'($%&(1'$&#$+*'2&'$(3*/$#*4$C/(3#*J&(-%&7/(

">PE=<>FH%C=NC=DB@>?%=AL=?H@BPC=E%ND?%K=%jP@B=%EPKEBD?B@DF%bE==%+A<@K@B%Y1Z%@?%B<=%5LL=?H@Ae7%.>C%=ADOLF=f%B<=%=AL=?H@BPC=E% @?%ZXX^%@?%B<=%M@W=1f%8X1f%D?H%ZX1O@?PB=%E<=HE%M>C%DHO@EE@>?E%B>%B<=%NDB=U>CG%nO>W@=Ef%B<=DB=Cf%>L=CDf%D?H%KDFF=Bo%S=C=%pZfJR:f8`[f%p8Jf`;Rf^8Jf%D?H%p;[fXZ`f`JZf%C=EL=NB@W=FG7%.>C%EL>CB@?U%=W=?BE%D?H%BC@LEf%B<=%=AL=?H@BPC=E%@?%B<=%E<=HE%S=C=%p8f8X;fZX`f%p8[f:X[fJXRf%D?H%p[JfR^^f`:X7%

!<=%$L=?H@?U%2>B=?B@DF%#?H=A%b$2#e%@?H@NDB=E%<>S%B<=E=%=AL=?H@BPC=%F=W=FE%C=FDB=H%B>%B<=%?DB@>?DF%DW=CDU=f%M>C%S<@N<%B<=%$2#%=jPDFE%8XX7%!<=%$2#E%U=?=CDFFG%H=NF@?=%DE%B<=%E<=H%DC=DE%U=B%FDCU=C7%

$>O=%@B=OE%B<DB%EBD?H%>PB%L>E@B@W=FG%DC=I%

• .==E%M>C%LDCB@N@LD?B%EL>CBEI%N>PFH%>LL>CBP?@B@=E%M>C%=?UDU@?U%@?%EL>CBE%K=%H=W=F>L=H%@?%B<=%H@EBC@NB\%#M%B<=%LPKF@N%N>PFH%SDBN<f%@B%S>PFH%DFE>%U=?=CDB=%=?B=CBD@?O=?B1HCDS@?U%L>S=C7%

• .==E%M>C%C=NC=DB@>?DF%F=EE>?E%

• .==E% M>C% N@W@N]C=NC=DB@>?DF% NFPKE7% 5C=% NFPKE% F>>V@?U% M>C% ELDN=f% DE% B<=% $<>>B@?U%h%-P?%(FPK%>M% 2=>C@D% <DE%K==?\%'C%O>H=F%CD@FC>DH=CE\%*>H=F1LFD?=%MFG=CE\%*>H=F1NDC%CDN=CE\%

• +AL=?H@BPC=E%>?%K@NGNF=E%

• +AL=?H@BPC=E%>?%B>GE%D?H%LFDGUC>P?H%=jP@LO=?B%

+AL=?H@BPC=E%M>C%LFDG@?U%DCNDH=%L@?KDFF]W@H=>%UDO=E%DC=%N>OLDCDB@W=FG%F>S%@?%=DN<%>M%B<=%B<C==%E<=HEI%p[8f`[`f%pZ[RfXRJf%D?H%p8fXX;f`;^7%!<=%$2#E%DC=%DFE>%?>B%@OLC=EE@W=%@?%B<=%8X1%D?H%ZX1O@?PB=%E<=HEI%^`%D?H%^87%%

H+4I("@(E&'$#+6(:+'+G&2&'$(

*D?G% >LL>CBP?@B@=E% B>% LC>O>B=% D?H% EBC=?UB<=?% B<=% H@EBC@NB% DC=% K=@?U% F>EB% K=NDPE=% @B% FDNVE% N=?BCDF%OD?DU=O=?B7%!<=%(@BG%@E%?>S%S>CV@?U%S@B<%B<=%(<DOK=C%>M%(>OO=CN=%>?%D%?POK=C%>M%LC>g=NBE%@?%B<=%H@EBC@NBI%

• 2<GE@NDF%@OLC>W=O=?BE%bE@U?DU=f%V=G%@?B=CE=NB@>?Ef%<DCHENDL=%D?H%FD?HENDL=e%

• #H=?B@BG%NC=DB@>?%

• &@EBC@NB%LC>O>B@>?%

• +W=?BE%B>%@?NC=DE=%M>>B%BCDMM@N%b2=>C@D%$LC@?U%.=EB@WDFe7%

!<@E% @E% D% EBC>?U% EB=L% @?% B<=% C@U<B% H@C=NB@>?7% ">S=W=Cf% N<DOK=CE% >M% N>OO=CN=% PEPDFFG% <DW=% N@BGS@H=%L=CEL=NB@W=Ef%S<@F=%B<=%H@EBC@NB%<DE%OD?G%?==HE%D?H%L>B=?B@DFE%B<DB%S>PFH%K=%K=EB%DHHC=EE=H%KG%D?%DH=jPDB=FG%MP?H=H%D?H%EBDMM=H%>CUD?@TDB@>?%M>NPE=H%gPEB%>?%B<=%$L>CBE]+?B=CBD@?O=?B%&@EBC@NB7%%

$PN<%D?%>CUD?@TDB@>?%S>PFH%K=%DKF=% B>% BDV=%DHWD?BDU=%>M%D%OD?G%LC>O>B@>?DF%D?H%ODCV=B@?U%>LL>CBP?@B@=E7%.>C%=ADOLF=f%2=>C@D%<DE%D%W=CG%EBC>?U%NFPEB=C%>M%DPB>O>K@F=%H=DF=CE%DF>?U%0=EB%Y=FFf% gPEB%O@?PB=E%DSDG%MC>O%B<=% $L>CBE]% +?B=CBD@?O=?B% &@EBC@NB7% *D?G% >B<=C% DC=DE% >M% B<=% N>P?BCG% <DW=% E@O@FDC% NFPEB=CEf% D?H% S=% <DW=%MC=jP=?BFG% E==?% @?% EPN<% NFPEB=CE% OD?G% L=>LF=% BDV=% B<=@C% NDCE% B>% B<=% H=DF=CE% M>C% OD@?B=?D?N=f% =EL=N@DFFG%S>O=?f%SDFV%D%M=S%KF>NVE%B>%H@?=%@?%?=DCKG%C=EBDPCD?BE%D?H%MC=jP=?B%F>NDF%E<>LE%S<@F=%B<=G%SD@B%M>C%B<=@C%NDC%C=LD@CE%B>%K=%N>OLF=B=H7%#B%@E%W=CG%F@V=FG%B<DB%B<=%Y=FF%/>DH%DPB>%H=DF=CE%<DW=%D%F>B%>M%OD@?B=?D?N=%NPEB>O=CE%S<>%DC=%DFE>%F>>V@?U%M>C%H@W=CE@>?E7%$>O=%V@?H%>M%BCD?EL>CBDB@>?%S>PFH%K=%C=jP@C=H%B>%F@?V%B<=%Y=FF%/>DH%DPB>1H=DF=CE<@L%NPEB>O=CE%S@B<%B<=%$L>CBE]+?B=CBD@?O=?B%&@EBC@NB%C=EBDPCD?BEf%=BN7%

Page 26: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 22 CITY OF PEORIA, ARIZONA May 2010

*D?G% N>OOP?@B@=E% <DW=% D?B@jP=% NDC% E<>SE% B<DB% DC=% EL>?E>C=H% KG% F>NDF% DPB>% H=DF=CE% D?H% C=EBDPCD?BE7% !<=%FDCU=f% >MB=?% P?H=C1PB@F@T=H% LDCV@?U% F>BE% @?% B<=% 2=>C@D% $L>CBE]+?B=CBD@?O=?B% &@EBC@NB% N>PFH% LC>W@H=% D?%DLLC>LC@DB=%W=?P=%M>C%EPN<%D?%=W=?B7%

.>C%O>EB%>M%B<=%G=DCf%B<=%H@EBC@NBQE%FDCU=%P?H=C1PB@F@T=H%LDCV@?U%F>BE%DFE>%ND?%K=%PE=H%M>C%D%S@H=%CD?U=%>M%>B<=C%=W=?BE%EPN<%DEI%

• .DCO=CE%*DCV=BE%bL=C<DLE%BDV@?U%DHWD?BDU=%>M%B<=%LC>A@O@BG%>M%B<=%S=FF1V?>S?%*N(F=?H>?%.DCOEe%

• %)L1ENDF=%OPFB@1W=?H>C%E@B=%M>C%O>H=F%NDC%CDN@?U%

• 5%E@B=%M>C%O>H=F%LFD?=%MFG@?U%

• (CDMBE%MD@CE%

• 'PBH>>C%DCB%=A<@K@BE%

• 5% H@EBC@NB% >CUD?@TDB@>?% N>PFH% DFE>% BDV=% >?% KC>DH=C% ODCV=B@?U% D?H% KPE@?=EE% C=NCP@BO=?B% MP?NB@>?E% DE%H=O>?EBCDB=H%KG%YPE@?=EE%#OLC>W=O=?B%&@EBC@NBE%@?%2<>=?@A%D?H%*=ED%DE%S=FF%DE%DNC>EE%B<=%?DB@>?7%

RBd8F<$E>$/$R-,?#,4$C-,X#'$&1$-$C-D6#W))2.$Ok$CG1&A&D-6$+-,X&1H$;)'$

%

RBd8F<$S>$C&66#11&G?$+-,X.$%"&A-H)$

%% (

Page 27: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 23 CITY OF PEORIA, ARIZONA May 2010

,%&(H+4I("@(=*?#+'$()B?6*4(-.+4&(+/(+(3*/$#*4$(N"4+6()"*'$(

5E%?>B=H%DK>W=f%OD?G%EPNN=EEMPF%E<>LL@?U%ODFFE%M=DBPC=%DBBCDNB@W=%LPKF@N%ELDN=E%B<DB%MDN@F@BDB=%D?H%EB@OPFDB=%@?M>CODF% =?B=CBD@?O=?BE7% !<=E=% E=CW=% DE% B<=% M>NDF% L>@?BE% >M% B<=E=% N=?B=CE% D?H% D% N=?BCDF% N>OL>?=?B% >M% B<=%@ODU=%B<=G%LC>g=NB%D?H%E=FF7%

5NC>EE%B<=%?DB@>?%@?%N>OOP?@B@=E%FDCU=%b=7U7f%(<@NDU>f%#9f%">PEB>?f%!3f%O@HB>S?%*D?<DBBD?e%D?H%EODFFf%LPKF@N%LDCVE%<DW=%K=N>O=%V=G% W=?P=E% M>C% @?M>CODF% =?B=CBD@?O=?BE% D?H% ELDCVE% M>C% EPKEBD?B@DF% =N>?>O@N% UC>SB<%>?%EPCC>P?H@?U%LC>L=CB@=E7%

0<@F=% nM>CODFo% =?B=CBD@?O=?B% MDN@F@B@=E% EPN<% DE% N>?N=CB% <DFFEf% F=U@B@ODB=% B<=DB=CEf% O>W@=% B<=DB=CEf% EL>CBE%EBDH@POEf%D?H%DC=?DE%ND?%U=?=CDB=%E@U?@M@ND?B%=N>?>O@N%K=?=M@BE%D?H%ODV=%B>S?E%O>C=%DBBCDNB@W=%B>%C=E@H=?BEf%W@E@B>CEf%D?H%S>CV=CEf%B<=G%DC=%>MB=?%=AL=?E@W=%B>%KP@FH%D?H%DFF%B>>%>MB=?%B<=G%DC=%NF>E=H%>C%<DW=%?>%=W=?B7%%

#?% DHH@B@>?f% HDBD% MC>O% B<=% )7$7% YPC=DP% >M% 9DK>C% $BDB@EB@NE% @?H@NDB=% B<DB% O>EB% 5O=C@ND?% <>PE=<>FHE% K=UD?%C=HPN@?U% B<=@C% =AL=?H@BPC=E% M>C% M>CODF% =?B=CBD@?O=?BE% =W=?% K=M>C=% B<=% NPCC=?B% =N>?>O@N% H>S?BPC?7%.PCB<=CO>C=f% C=E=DCN<% LPKF@E<=H% @?% B<=% J"><@2"# =1?=SEF=BB=C% @?H@NDB=E% B<DB% B@O=1LC=EE=H% MDO@F@=E% DC=%@?NC=DE@?UFG% F>>V@?U% M>C%=?B=CBD@?O=?B%>LL>CBP?@B@=E% B<DB% FDEB%>?FG%DK>PB%[:%O@?PB=E% CDB<=C% B<D?% B<=% BS>% B>%M>PC%<>PCE%PEPDFFG%H=OD?H=H%KG%M>CODF%=?B=CBD@?O=?BE7%

RBd8F<$U>$%-,)G4#6$&1$C&'A"#66$+-,X.$d,##1D),'.$OM$

%

RBd8F<$J>$@&#,6-12$%)??)14$l$B1$'"#$C),1&1H$

%

-C=DB% LPKF@N% ELDN=E% LC>W@H=% >LL>CBP?@B@=E% M>C% L=>LF=% B>% =?UDU=% @?% DNB@W@B@=E% B<DB% B<=G% =?g>G% D?H% B<DB% DFE>%@?B=C=EB%D?H%DOPE=%?=DCKG%L=>LF=1SDBN<=CE7%!<@?V%>M%B<=%@N=%EVDB=CE%HCDS@?U%B<=%=W=C1LC=E=?B%NC>SHE%DK>W=%

Page 28: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 24 CITY OF PEORIA, ARIZONA May 2010

B<=%C@?V%@?%/>NV=M=FF=C%(=?B=C7%$@O@FDCFGf%@?%*D?<DBBD?QE%YCGD?B%2DCVf%F>P?U@?U%LDBC>?E%SDBN<%N<=EE%LFDG=CEf%DE%S=FF%DE%=DN<%>B<=C7%#?%OPN<%EODFF=C%N>OOP?@B@=E%S=%<DW=%E==?%S>?H=CMPF%LPKF@N%ELDN=E%S@B<%DNB@W@B@=E%EPN<%DE%NDC>PE=FE%S<=C=%L=>LF=%ND?%SDBN<%B<=@C%N<@FHC=?%D?H%B<=%DNB@W@B@=E%DC>P?H%B<=O7%'B<=C%B>S?E%<DW=%M>EB=C=H%=?B=CBD@?O=?B%S@B<%MDN@F@B@=E%EPN<%DEI%

• *>H=F1K>DB%L>?HE%

• (<@FHC=?QE%L>?G%C@H=E%

• !DKF=E%S<=C=%L=>LF=%ND?%LFDG%N<=EEf%N<=NV=CEf%>C%H>O@?>=E%

• 0@1.@%<>BEL>BE%B>%DNN=EE%D?H%NCP@E=%B<=%#?B=C?=B%>?%FDLB>LE%

• 2FDN=E%B>%NDBN<%B<=%EP?I%D%MDW>C@B=%LDEB@O=%M>C%>MM@N=%S>CV=CE%D?H%G>P?U%B>PC@EBE%@?%B<=%ELC@?U%D?H%EPOO=C%

• 2FDN=E%B>%KPG%M>>H%D?H%=DB%FP?N<%DFMC=EN>%

• 'PBH>>C%NDM=E%M>C%E@LL@?U%N>MM==%D?H%=DB@?U%E?DNVE%

• $F>B1NDC%CDN@?U%M>C%V@HE%

• 0DB=C%ELCDGE%>C%SDH@?U%L>>FE%M>C%N<@FHC=?%

• #?B=CDNB@W=%DCB%@?EBDFFDB@>?E%B<DB%NDLBPC=%D?H%LFDG%S@B<%L=>LF=QE%@ODU=Ef%ODV=%OPE@Nf%>C%O>W=%

*D?G%EPNN=EEMPF% E<>LL@?U%N=?B=CEf% EPN<%DE%a@=CFD?H%(>OO>?E%D?H%0=EBUDB=%(@BG%(=?B=Cf%<DW=% @?N>CL>CDB=H%LPKF@N%ELDN=E%B<DB%=?N>PCDU=%EPN<%DNB@W@B@=E7%

4@E@B>CE%S@FF% nL=CM>COo% @M% B<=%>LL>CBP?@B@=E%DC=% B<=C=7% #?M>CODF%=?B=CBD@?O=?BE%DC=%PEPDFFG%LPKF@N%D?H%PEPDFFG%LC@N=H% C@U<Bk=@B<=C% MC==%>Cf%S<=?% B<=C=%DC=% M==E% b=7U7f% B>% C@H=%D%NDC>PE=Fef%DMM>CHDKF=7%!<=G%DC=%DFE>%nEB@NVGo%DNB@W@B@=Ef%@7=7%DNB@W@B@=E%MC>O%S<@N<%C=BD@F=CE%ND?%M==H%>MM%B<=%BCDMM@N%KC>PU<B%@?%KG%B<=%@?M>CODF%=?B=CBD@?O=?BE7%#?M>CODF% =?B=CBD@?O=?BE% DC=% DFE>%O>C=% F@V=FG% B>% K=% DWD@FDKF=% S<=?% B<=% LPKF@N% S>PFH%SD?B% B>% PE=% B<=Of% DE%>LL>E=H% B>% B<=DB=CEf% N>?N=CB%<DFFEf%=BN7% B<DB%DC=%EN<=HPF=H7%*>EB%>MB=?% B<=G%DC=%E=?@>C1%D?H%N<@FH1MC@=?HFGkB<=C=M>C=%LDC=?B1MC@=?HFGf%B>>7%

$PN<%LPKF@N%ELDN=E%DFE>%ND?%<DW=%EPKEBD?B@DF%=N>?>O@N%@OLDNBE7%&@EN>W=CG%-C==?%@?%">PEB>?%<DE%U=?=CDB=H%?=S%@?W=EBO=?B%@?%EPCC>P?H@?U%LC>L=CB@=E%=jPDF%B>%E=W=?%B@O=E%@BE%N>EB%D?H%DBBCDNB=H%>?=%O@FF@>?%W@E@B>CE%@?%@BE%M@CEB%8R%O>?B<E% >M% >L=CDB@>?7% &@EN>W=CG% -C==?% @E% D% 8Z1DNC=% LDCV% B<DB% @?NFPH=E% D% 81DNC=% FDV=f% N<@FHC=?QE% LFDGUC>P?Hf%@?B=CDNB@W=%SDB=C%M=DBPC=Ef%D?%DOL<@B<=DB=C%EBDU=%D?H%EF>L=f%LPKF@N%DCB%S>CVEf%H>U%CP?Ef%D?H%>B<=C%M=DBPC=E7%%

5?%+C?EB%h%6>P?U%EBPHG%E<>S=H%B<DB%YCGD?B%2DCV%@?%O@HB>S?%*D?<DBBD?%<DE%C=EPFB=H%@?%>MM@N=%C=?BE%H>PKF=%>C%BC@LF=%B<>E=%>M%N>OLDCDKF=E%>PBE@H=%B<=%H@EBC@NB7%#?%-C==?L>CBf%,6f%*@BN<=FF%2DCV%ELDCV=H%B<=%N>?EBCPNB@>?%>M%D?%DHgDN=?B%`[1C>>O%<>B=F%D?H%D%EBC>?U%PLUCDH@?U%>M%B<=%MDNDH=E%D?H%jPDF@BG%>M%B<=%C=BD@F%>L=CDB@>?E%DF>?U%.C>?B%$BC==B%S<@N<%@B%DKPBE7%

!<=E=%LPKF@N%ELDN=E%K>B<%DHH%=?B=CBD@?O=?B%MP?NB@>?E%B>%D%H@EBC@NB%D?H%ND?%K=N>O=%D?%@OL>CBD?B%N>OL>?=?B%>M%@BE%@H=?B@BG7%%

&/:%#&@.%,%&(=*/*"'(

5NN>CH@?U%B>%B<=%&CDMB%/=W@BDF@TDB@>?%2FD?f%B<=%W@E@>?%M>C%'FH%!>S?%2=>C@D%@EI%

• n5% H@EB@?NB% DC=D% B<DB% @E% P?@jP=FG% H=M@?=H% KG% @BE% N<DCO% D?H% E=?E=% >M% LFDN=% D?H% H@MM=CE% @?% LPCL>E=% D?H% @?%DBO>EL<=C=%MC>O%D?G%>B<=C%LFDN=%@?%B<=%(@BG%D?H%C=U@>?7o%

• n5%L=H=EBC@D?1MC@=?HFG%H=EB@?DB@>?%S@B<%D?%@?B=UCDB=H%O@A%>M%FD?H%PE=E%bN@W@Nf%C=BD@Ff%>MM@N=f%C=E@H=?B@DFf%D?H%NPFBPCDFe%S>W=?%B>U=B<=C%KG%DBBCDNB@W=%D?H%N><=E@W=%EBC==B%@OLC>W=O=?BE7o% %

R&>(3&J&6".2&'$(;//&$/(

'FH%!>S?QE%NPCC=?B%DEE=BE%B<DB%DLL=DC%K=EB%DKF=%B>%K=%F=W=CDU=H%@?B>%MPBPC=%C=BD@F%UC>SB<%DC=I%

Page 29: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 25 CITY OF PEORIA, ARIZONA May 2010

• !<=% W=<@NF=% BCDMM@N% KC>PU<B% @?% DF>?U%-CD?H%5W=?P=% b/B=% ;Xef% 8;f;XX% B>% 8^fJXX% 5&!f% D?H% 2=>C@D% 5W=?P=f%8;fX8J%B>%Z8f[X[%5&!7%%

• 2=>C@D% 2FDN=f% D% 8Z;1DNC=% NF=DC=H%H=W=F>LO=?B% E@B=% DHgDN=?B% B>% B<=%(@BGQE%OP?@N@LDF% N>OLF=A7% #B% @E% <>L=H%B<DB%B<=%E@B=%ND?%DBBCDNB%D%ODg>C%N>FF=U=%>C%P?@W=CE@BG7%!<@E%S>PFH%KC@?U%D%EPKEBD?B@DF%?POK=C%>M%EBPH=?BEf%MDNPFBGf% EBDMMf% D?H% W@E@B>CE% @?B>% B<=% H@EBC@NB7% #?% BPC?f% B<=G% S>PFH% KC@?U% D% E@U?@M@ND?B% DO>P?B% >M% EL=?H@?U%L>B=?B@DF%B>%F>NDF%O=CN<D?BE%M>C%C=BD@F%D?H%=?B=CBD@?O=?B%U>>HE%D?H%E=CW@N=E7%b$==%B<=%D?DFGE@E%K=F>S7e%

• !<=% OP?@N@LDF% N>OLF=A% DBBCDNBE% D% EB=DHG% MF>S% >M% N@B@T=?E% B>% @BE% >MM@N=Ef% F@KCDCGf% D?H% N>PCBEf% D?H% <DE% D%S>CVM>CN=%>?%E@B=7%%

5% EBDB@>?%>?%D% N>OOPB=C1CD@F% F@?=% @E%D?>B<=C%W=CG% @OL>CBD?B%=AL=NB=H%DEE=B% M>C%'FH%!>S?7%!<=%4DFF=G%*=BC>%EGEB=O%DFC=DHG%F@?VE%2<>=?@Af%*=EDf%D?H%!=OL=7%#?%OD?G%>B<=C%LDCBE%>M%B<=%?DB@>?f%N>OOPB=C%CD@F%<DE%ELDCV=H%C=H=W=F>LO=?B7%#B%<DE%<DLL=?%DFF%>W=C%,=S%6>CVf%,=S%s=CE=Gf%#FF@?>@Ef%D?H%LFDN=E%@?%(DF@M>C?@DI%D?H%@BQE%NDBN<@?U%>?%@?%NDC1>C@=?B=H%N@B@=E%EPN<%DE%(>FPOKPEf%'"%D?H%(<DCF>BB=f%,(7%#?%OD?G%>B<=C%N>OOP?@B@=Ef%?=S%EBDB@>?E%>C%=?<D?N=H%H@C=NB%E=CW@N=%B>%B<=%C=U@>?DF%N>C=%<DE%EB@OPFDB=H%H=?E=%C=E@H=?B@DF%H=W=F>LO=?B%NF>E=%B>%B<=%EBDB@>?%D?H%@?NC=DE=H%B<=%LC@N=E%M>C%<>O=E%@?%B<=%N>OOP?@BGf%=EL=N@DFFG%B<>E=%S@B<@?%D%<DFM1O@F=QE%SDFV@?U%H@EBD?N=%>M%B<=%EBDB@>?7%%

O)1#'"#6#44.$ 2#4D&'#$ '"#4#$ -44#'4.$ Q62$ !)W1$ &4$ &1$ 1##2$ )*$ 4&H1&*&A-1'$ V&4G-6.$ *G1A'&)1-6.$ -12$ #A)1)?&A$,#V&'-6&0-'&)1Z$

,%&(M2."#$+'4&("@(<+6I*'G(*'(H&J&#+G*'G(3*/$#*4$(;//&$/(

'?=%@OL>CBD?B%B<@?U%E<DC=H%KG%K@U1K>A%C=BD@F=CE%F@V=%0DF1*DCBf%BCDH@B@>?DF%H=LDCBO=?B%EB>C=Ef%O>EB%E<>LL@?U%ODFFEf%D?H%EPNN=EEMPF%H>S?B>S?E%D?H%?=@U<K>C<>>H%N>OO=CN@DF%N=?B=CE%@E%B<=%N>?N=?BCDB@>?%>M%>MM=C@?UE%D?H%MP?NB@>?E%@?%D%C=FDB@W=FG%N>OLDNB%DC=D%B<DB%@E%=DE@FG%N>W=C=H%>?%M>>B7%!<@E%LC>A@O@BG%D?H%SDFVDK@F@BG%EB@OPFDB=E%OPFB@1LPCL>E=% BC@LE% D?H% B<=% LPCN<DE@?U% >M% OPFB@LF=% @B=OE7% $>O=B@O=E% B<@E% N>OLDNB?=EE% @E% @?% D% H@EBC@NBf%E>O=B@O=E% @B% @E%S@B<@?%D%E@?UF=% FDCU=%EB>C=f%KPB%B<=%KDE@N%LC@?N@LF=% @E% B<=%EDO=7% #B% @E%?>B%D?%nPCKD?o%LC@?N@LF=i%CDB<=C%@BQE%D?%@OL>CBD?B%DA@>O%B<DB%OD?G%EDWWG%C=BD@F=CE%C=DH@FG%M>FF>S7%

2=H=EBC@D?%DNB@W@BG%@?%N>OO=CN@DF%N=?B=CE%@E%DMM=NB=H%KG%D%?POK=C%>M%MDNB>CEf%@?NFPH@?UI%

• !<=%ODU?=B@EO%>M%B<=%H=EB@?DB@>?%

• !<=%H@EBD?N=%B>%B<=%H=EB@?DB@>?%

• ">S%@?B=C=EB@?Uf%=DEG%B>%SDFVf%D?H%EDM=%B<=%C>PB=%@E%L=CN=@W=H%B>%K=%KG%B<=%L=H=EBC@D?7%

5%H=?E=f%N>OLDNBf%OPFB@1MP?NB@>?DF%N>OO=CN@DF%DC=D%N>?N=?BCDB=E%L=>LF=f%U@W=E%B<=O%O>C=%DNB@W@B@=E%@?%S<@N<%B>%=DE@FG%=?UDU=f%E<>CB=?E%H@EBD?N=E%K=BS==?%L=H=EBC@D?%H=EB@?DB@>?Ef%D?H%N>?E=jP=?BFGf%<=@U<B=?E%L=H=EBC@D?%MF>SE7%%

$>O=%>MB=?%PE=H%L=H=EBC@D?1C=FDB=H%O=BC@NEI%

• *>EB%@?@B@DF%N>C=%C=H=W=F>LO=?B1DC=D%MP?NB@>?E%E<>PFH%K=%S@B<@?%D%jPDCB=C1O@F=%CDH@PE%>M%B<=%N>C=QE%N=?B=C7%

• /=E@H=?B@DF1C=BD@F1BC@L%L=H=EBC@D?%E<=H%@E%H=M@?=H%KG%D%M@W=1%B>%J1O@?PB=%SDFV7%

• 'MM@N=1S>CV=C%L=H=EBC@D?%E<=H%@E%H=M@?=H%KG%D%8fXXX%MB7%B>%8f`ZX%MB%SDFV7%

• ">B=F1UP=EB%L=H=EBC@D?%E<=H%@E%H=M@?=H%KG%D%8X1O@?PB=%SDFV7%

• (>OOPB=C1CD@F%SDFV%E<=H%@E%D%8X1O@?PB=%SDFV%MC>O%D%EBDB@>?7%

!"#$ d,-12$ /V#1G#$ +#2#4',&-1$ C)-'>% 4@E@B@?U% 'FH% !>S?% D?H% C=W@=S@?U% B<=% LFD?E% LC>L>E=H% M>C% @B% CD@E=E% D%?POK=C%>M%>KE=CWDB@>?E%C=EPFB@?U%MC>O%@BE%SDFVDK@F@BG7%%

5NN>CH@?U%B>%->>UF=%+DCB<QE%O=DEPC@?U%B>>Ff%@B%@E%DE%OPN<%DE%ZJX%M==B%MC>O%>?=%E@H=%>M%-CD?H%5W=?P=%b@?NFPH@?U%B<=%CD@F%F@?=e%B>%B<=%>B<=C%@?%E>O=%LFDN=E7%!<@E%@E%D%S@H=%nL=H=EBC@D?%O>DBfo%@7=7f%D%L<GE@NDF%KDCC@=C%B<DB%@OL=H=E%L=H=EBC@D?%DNB@W@BG7%#?%K=BS==?%DC=%D%MD@CFG%KPEG%M>PC1FD?=%<@U<SDG%D?H%D?%DNB@W=%CD@FC>DH%BCDNV7%!<=%ZJX%M==B%@E%D%H@EEPDE@>?%@?%D?H%>M%@BE=FMf%KPB%B<=%?==H%B>%F>>V%M>C%D%EDM=%D?H%LEGN<>F>U@NDFFG%N>OM>CBDKF=%LFDN=%B>%NC>EE%DHHE%

Page 30: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 26 CITY OF PEORIA, ARIZONA May 2010

K>B<%N>OLF@NDB@>?E%D?H%B@O=%B>%D?G%LFD??=H%L=H=EBC@D?%DNB@W@BG7%&=LC=EE@?U%-CD?H%5W=?P=%D?H%B>LL@?U%@B%S@B<%D%H=NV]LFDTD%S>PFH%C=O>W=%E>O=%>KW@>PE%HD?U=CE7%YPB%P?F=EE%B<=%LFDTD%<DE%EBC>?U%H=EB@?DB@>?E%DB%K>B<%=?HE%D?H%@E%LC>UCDOO=H%S@B<%DNB@W@B@=Ef%@B%@E%F@V=FG%B>%K=%D%CDB<=C%KDCC=?f%L=>LF=1F=EEf%LDW=H%LFD@?%B<DB%FDNVE%@?B=C=EB%D?H%H@EN>PCDU=E%L=H=EBC@D?%BCDMM@N7% #B% @E%H>PKBMPF%B<DB%@B%S>PFH%K=%PE=H%W=CG%>MB=?f%B<>PU<%@B% @E%K>P?H%B>%K=%D%W=CG% =AL=?E@W=% @OLC>W=O=?B% LC>g=NB% B<DB% DFE>% CP?E% B<=% C@EV% >M% H=NC=DE@?U% B<=% W@EPDF% N>??=NB@>?% K=BS==?%=EBDKF@E<O=?BE%D?H%L>B=?B@DF%NPEB>O=CE%@?%W=<@NF=E7%&=LC=EE@?U%-CD?H%5W=?P=%S>PFH%<DW=%D%UC=DB=C%N<D?N=%>M%EPNN==H@?U% DMB=C% UC=DB=C% H=?E@B@=E% >M% L=>LF=kK=% B<=G% S>CV=CEf% E<>LL=CEf% EBPH=?BEf% W@E@B>CEf% =BN7kDC=%DBBCDNB=H%B>%?=DCKG%F>NDB@>?E%>?%K>B<%E@H=E%>M%B<=%EBC==B%D?H%B<=%LFDTD%<DE%DNB@W@B@=Ef%E<>LEf%>C%V@>EVE%CP??@?U%DNC>EE%@B7%%

!<DB%EPUU=EBE%B<DB%D?G%L=H=EBC@D?%F@?VDU=%K=BS==?%K>B<%E@H=E%>M%-CD?H%E<>PFH%N>O=%FDB=C%@?%B<=%H=W=F>LO=?B%LC>N=EE7%#?EB=DH%>M%NC=DB@?U%B<=%F@?VDU=%=DCFG%B>%EB@OPFDB=%H=W=F>LO=?B%KG%LPBDB@W=FG%N>??=NB@?U%K>B<%E@H=Ef%@B%ODG%K=%S@E=C%B>%H=W=F>L%=DN<%E@H=%@?H=L=?H=?BFG%D?H%B<=?%F@?V%B<=O%S<=?%B<=G%DC=%EPMM@N@=?BFG%EBC>?U7%

!"#$+6-11#2$%)??G'#,KF-&6$9'-'&)1>$(>OOPB=C1CD@F%EBDB@>?E%>MB=?%DBBCDNB%C=BD@F%NF>E=%KGf%EPN<%DE%C=EBDPCD?BEf%N>MM==% <>PE=Ef% U>PCO=B% >C% EL=N@DFBG% M>>H%ODCV=BEf% =BN7% &5,!"QE% M@=FH% >KE=CWDB@>?E% @?% E=W=CDF% N>OOP?@B@=E%DC>P?H% B<=% N>P?BCG% C=W=DF% B<DB% N>OOPB=CE% C=BPC?@?U% <>O=%S@FF% jP@NVFG% MC=jP=?B% D?% =EBDKF@E<O=?B%S@B<@?% D%W=CG%jP@NV% D?H%=DEG%SDFV% MC>O% B<=% EBDB@>?7% $PN<%L=H=EBC@D?% DNN=EE%OPEB% K=% N>?W=?@=?Bi% <>S=W=Cf% E@?N=% B<=%LC>KDK@F@BG%>M%N>OOPB=CE%EBDG@?U%@?%B<=%DC=D%@E%UC=DBFG%H@O@?@E<=H%>?N=%B<=G%DC=%@?%B<=@C%NDCE7%#M%B<=E=%M@?H@?UE%E<>PFH%<>FH%@?%'FH%!>S?f%U@W=?%B<=%S@HB<%>M%-CD?H%5W=?P=f%B<=?%B<=%?=S%EBDB@>?QE%L>E@B@W=%@OLDNBE%>?%C=BD@F%S@FF%F@V=FG%K=%M>NPE=H%>?%?=DCKG%F>NDB@>?E%>?%B<=%?>CB<%E@H=%>M%B<=%DW=?P=7%

!"#$O#W$81&V#,4&'(>%-DCG%.=CUPE>?f% B<=%+A=NPB@W=%&@C=NB>C%>M% B<=% #B<DND%&>S?B>S?%2DCB?=CE<@Lf%EBPH@=H%88%B>S?E% ?DB@>?S@H=% B>% @H=?B@MG% B<=% =N>?>O@N% @OLDNBE% >M% B<=% ODg>C% N>FF=U=E% >C% P?@W=CE@B@=E% F>NDB=H% @?% B<=O%bP?LPKF@E<=H%OD?PENC@LB%LC=E=?B=H% B>% B<=%(>C?=FF%)?@W=CE@BG%(@W@N%.=FF>SE%2C>UCDOe7%"=% M>P?H% B<DB% @?% B<=E=%N>FF=U=1B>S?%N>OO=CN@DF%DC=DEI%

• !<=%EBC>?U=EB%<DH%OPFB@LF=%BCDMM@N%U=?=CDB>CE%EPLLF=O=?B@?U%B<=%LC=E=?N=%>M%B<=%N>FF=U=%>C%P?@W=CE@BGf%nDFF%S@B<@?%E<>CB%SDFV@?U%H@EBD?N=E7o%

• !<=%B>S?E%S<=C=%B<=%=HPNDB@>?DF% @?EB@BPB@>?E%<DH%B<=%K@UU=EB% @OLDNBE%DFF%<DW=%B<=%P?@W=CE@BG%DKPBB@?U%>C%=W=?%=?BS@?=H%S@B<%B<=%N>OO=CN@DF%H@EBC@NB7%

• YPB%@?%BS>%>B<=C%H@EBC@NBEf%?=DCKG%N>FF=U=E%<DH%F=EE%@OLDNB7%

• #?%Y>PFH=Cf%('f%B<=%N>OO=CN@DF%H@EBC@NB%SDE%DKF=%B>%DBBCDNB%NPEB>O=CE%MC>O%B<=%P?@W=CE@BGf%B<>PU<%@B%@E%M@W=%B>%B=?%KF>NVE%DSDG7%

-=>UCDL<@N% LC>A@O@BGf% @B% DLL=DCEf% @E% N=CBD@?FG% @OL>CBD?Bf% KPB% ?>B% EPMM@N@=?B% B>% DEEPC=% L>E@B@W=% =N>?>O@N%@OLDNBE7%YPB%D%ODU?=B@N%N>OO=CN@DF%H@EBC@NB%EPN<%DE%Y>PFH=CQE%ND?%HCDS%NPEB>O=CE%MC>O%F>?U=C%H@EBD?N=E7%%

!<=%NF>E=EB%LDCB%>M%2=>C@D%2FDN=f%DB% B<=%N>C?=C%>M%(>BB>?%(C>EE@?U%D?H%-CD?H%5W=?P=f% @E%?>B% B<DB%LC>A@ODB=f%DK>PB% X7[`%O@F=Ef% B>% B<=% @?B=CE=NB@>?%>M% 2=>C@D%5W=?P=% D?H%-CD?H%5W=?P=7% #B% @E% N>?E@H=CDKFG% F>?U=C% @M%O>C=%H@EBD?B%LDCBE%>M%2=>C@D%2FDN=%DC=%N>?E@H=C=H7%!<=%N>OO=CN@DF%H@EBC@NB%@?%D?H%?=DC%B<=%2=>C@D]-CD?H%@?B=CE=NB@>?%H>=E%?>B%<DW=%UC=DB%ODU?=B@EO7%!<@E%=jPDB@>?kS=DV%LC>A@O@BG%D?H% F@BBF=% N>OO=CN@DF%ODU?=B@EOkEPUU=EBE%N>OLDCDB@W=FG%F>S%L=H=EBC@D?%MF>SE%D?H%M=S%N>?EPO=C%BCD?EDNB@>?E7%

!<=%?=S%P?@W=CE@BG%DB%2=>C@D%2FDN=%S>PFH%K=%?=DC%B<=%OP?@N@LDF%N>OLF=A7%!<=E=%W=?P=E%DC=%B<=%BS>%EBC>?U=EBf%NF>E=1@?%ODCV=BE%C=BD@F=CE%O@U<B%SD?B%B>%BDCU=B7%!<=C=% @E%D%EBC>?U%L>EE@K@F@BG%B<DB%DF>?U%-CD?H%5W=%OD?G%?=S%C=BD@F=CE%S>PFH%LC=M=C%F>NDB@>?E%?=DC%(>BB>?%(C>EE@?U%B>%B<>E=%?=DC%2=>C@D%5W=7%

E"66&G&(-$B7&'$(-.&'7*'G()+$$&#'/(

$>O=%PE=MPF%@?E@U<BE%@?B>%B<=%ODU?@BPH=%D?H%?DBPC=%>M%B<=%EL=?H@?U1L>S=C%EBPH=?BE%DB%D%?=S%P?@W=CE@BG%O@U<B%KC@?U%B>%'FH%!>S?%DC=%LC>W@H=H%@?%B<=%(>OOP?@BG%!DL=EBCG%HDBD%E=Bf%D%?DB@>?DF%EBPHG%H>?=%KG%B<=%)7$7%YPC=DP%>M%9DK>C%$BDB@EB@NE%bY9$ef%D?H%D%EBPHG%H>?=%M>C%B<=%)?@W=CE@BG%>M%0@EN>?E@?1*DH@E>?7%

Page 31: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 27 CITY OF PEORIA, ARIZONA May 2010

9'G2#1'% %)14G?#,$ :#"-V&),4>% !<=% n&>COE% B>% &@LF>ODEo% ODCV=B% E=UO=?B% @?% B<=% !DL=EBCG% F@M=EBGF=% HDBDE=B%N>W=CE% N>FF=U=% EBPH=?BE7%5E% ND?%K=% E==?% @?% !DKF=%8Xf% B<=@C%*DCV=B%2>B=?B@DF% #?H=A% EN>C=E% DC=% W=CG%<@U<%>?%D%FDCU=%?POK=C%>M%@B=OE%EPN<%DE%KPG@?U%D%E>MD%K=H%b[8^ef%D?%=F=NBC>?@N%UDO=%EGEB=O%bZ`^ef%FDLB>LE%bZ[8ef%O=?QE%H=E@U?=C% g=D?E% bZ`Ref% D?H% ES=DB=CE% bZ8:e7% !<=G%DC=%?>B%OPN<% @?B>% M>CODFFG% nH@?@?U%>PBfo% bJRef%KPB%<DW=%S=FF%DK>W=%DW=CDU=%LDBC>?DU=%>M%E>O=%MDO@FG%C=EBDPCD?B%N<D@?E%EPN<%DE%Y=??@UD?QE%b`;^ef%D?H%(<@F@QE%bZ8Ze7%

!/:;<$=I>$:#"-V&),4$)*$f[),?4$')$[&D6)?-4g$m%)66#H#$9'G2#1'4n$<9FB$%)??G1&'($!-D#4',($C-,X#'$9#H?#1'$

!C)>0='(=!>?(

$L=?H@?U%(DB=U>CG% *2#% $L=?H@?U%(DB=U>CG% *2#%$DOLF=%2PCN<DE=E% % *=H@D% %Y>PU<B%DHW=?BPC=%K>>V% Z;J% 0DBN<=E%4"8% Z::%'S?E%D%2&5% Z[Z% 0DBN<=E%(>O=HG%(=?BCDF% Z:X%'S?E%D%FDLB>L% Z[8% 2PKF@N1CDH@>%F@EB=?=C% Z`;%Y>PU<B%O=?_E%H=E@U?=C%g=D?E% Z`R% /DH@>%M>CODB%1C>NV% ZZ^%Y>PU<B%*=?_E%ES=DB=C% Z8:% /=DH%S>O=?_E%MDE<@>?%ODUDT@?=% ZZ[%+A=CN@E=%DB%NFPK%Zl]S==V% Z88% /=EBDPCD?BE% %Y>PU<B%=?UDU=O=?B%C@?U% 8^`% &@?=H%DB%Y=??@UD?_E% `;^%Y>PU<B%S>O=?_E%H=E@U?=C%g=D?E% 8J;% &@?=H%DB%9@BBF=%(D=EDCQE% ZR^%&@=B%N>?BC>F%B>%OD@?BD@?%S=@U<B% 8:R% &@?=H%DB%Y>EB>?%*DCV=B% ZZ;%&CD?V%K==C% 8[X% &@?=H%DB%(<@F@_E% Z8Z%2=CE>?DF%NDC=% % $B>C=E% %2PCN<DE=H%D%E>MD%K=H% [8^% $<>L%DB%+ALC=EE% ;ZX%2PCN<DE=H%$>?G%2FDGEBDB@>?% Z`^% $<>L%DB%!<=%9@O@B=H% `RJ%0=DC%N>?BDNBE% ZXR% $<>L%DB%YD?D?D%/=LPKF@N% `;^%2PCN<DE=H%>MM@N=%MPC?@BPC=% 8J8% $<>L%DB%9=C?=C_E% `8[%)E=%?PBC@B@>?]=?=CUG%KDC% 8;R% $<>L%DB%!<=%-DL% Z``%2PCN<DE=H%N=FF%L<>?=% 8[J% $<>L%DB%!s%*DAA% 8RZ%2PCN<DE=H%N>>V@?U%LC>HPNBE% 8`8% $<>L%DB%'FH%,DWG% 8R8%2PCN<DE=H%MC>T=?%L@TTD% 8`X% $<>L%DB%!DCU=B% 8`R%2PCN<DE=H%K=H]KDB<%U>>HE% 88`% $<>L%DB%0DF1*DCB% ^J%5NB@W@B@=E% % /=NC=DB@>?% %0=?B%HD?N@?U% Z:[% 2DCB@N@LDB=H%@?%.C@EK==% `ZJ%2FDG=H%L>>F% Z`:% 2DCB@N@LDB=H%@?%B=??@E% `8R%2FDG=H%N<=EE% Z8Z% 0=?B%KDNVLDNV@?U%>?%WDNDB@>?% `X;%0=?B%B>%KDC]?@U<BNFPK% ZX[% 2DCB@N@LDB=H%@?%g>UU@?U]CP??@?U% ZRZ%5BB=?H=H%OPE@NDF%L=CM>COD?N=% 8RJ% .>C=@U?%BCDW=F%L=CE>?DF%C=DE>?E% Z:^%&@H%LD@?B@?U]HCDS@?U% 8R;% 2DCB@N@LDB=H%@?%K>SF@?U% Z:[%0=?B%B>%O>W@=E%@?%LDEB%;%O>?B<E% 88R% 2DCB@N@LDB=H%@?%H>S?<@FF%EV@@?U% ZX:%&@?=H%>PB%@?%LDEB%8Z%O>?B<E% JR% 2DCB@N@LDB=H%@?%D=C>K@NE% 8^`%

!<=@C%*2#%EN>C=E%DFE>%@?H@NDB=%B<DB%S<@F=%B<=G%LC=BBG%OPN<%F@V=%B>%E<>L%=W=CGS<=C=f%N>FF=U=%EBPH=?BE%H>%LC=M=C%EL=N@DFBG%C=BD@F%EB>C=Ef%=7U7f%YD?D?D%/=LPKF@N%b`;^ei%+ALC=EE%b;ZXei%!<=%9@O@B=H%b`RJei%=BN7%B>%B<=%K@U1K>A%WDFP=%C=BD@F=CE%EPN<%DE%0DF1*DCB%b^Jef%D?H%!DCU=B%b8`Re7%

<7D#12&'G,#$ ;#V#64>% !<=% FDCU=EB% EBPHG% >M% N>FF=U=1EBPH=?B% =AL=?H@BPC=E%SDE% LPKF@E<=H% @?% ZXX8% D?H%KDE=H%>?%E=W=CDF%Y9$%N>?EPO=C%EPCW=GE%N>?HPNB=H%K=BS==?%8^^;%D?H%8^^R7%!DKF=%88%LC=E=?BE%@BE%EBDB@EB@NDF%M@?H@?UE%@?%ZXX^%H>FFDCE7% !<=% BDKF=% H@ELFDGE% =EB@ODB=E% >M% D% EBPH=?BQE% C=BD@F% D?H% =?B=CBD@?O=?B% =AL=?H@BPC=E% L=C% jPDCB=C%D?H% M>C% D% B<C==1jPDCB=C% b?@?=1O>?B<e% EN<>>F% G=DC7% !<=?% @B% =EB@ODB=E% <>S% OPN<% ZfXXXf% `fXXXf% D?H% [fXXX%EBPH=?BE%S>PFH%EL=?H%@?%=DN<%=AL=?H@BPC=%NDB=U>CG%@?%D%EN<>>F%G=DC7%% $

Page 32: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 28 CITY OF PEORIA, ARIZONA May 2010

!/:;<$==>$O-'&)1-6$9'G2#1'$<7D#12&'G,#4$=LL_K=LL^$m&1$EIIL$[)66-,4n$!C)>0='(S&"--$&B([*(R,#9@1Z(\=Y4&1:@.#$&2("-(%"99&6&],6&(2.#:&1.2(,1:(1"12.#:&1.2Z^((

_"1./9B(O,8"$(>&7@&`Z(a#9B(LNNIZ(44(ET]FN()2&:(+O!(2#$7&B(:,.,(

% % % <4'&?-'#2$9A"))6KM#-,$<7D#12&'G,#4$\($N$)*$9'G2#1'4$F#'-&6KF#6-'#2$9D#12&1H$$%"-,-A'#,&4'&A$

+#,$9'G2#1'$$oG-,'#,6($!)'-6i$

9A"))6$M#-,$$oG-,'#,$')'-6i$

E.III$9'G2#1'4$

S.III$9'G2#1'4$

U.III$9'G2#1'4$

.>>H%DB%<>O=% p:::% p8f;;;% p`fR`8f`[X% p[f^^Rf:8X% p;f;;[f;RX%

.>>H%DSDG%MC>O%<>O=% p8`^% p[8J% pR`[f^XX% p8fZ:Zf`:X% p8f;;^fRXX%">PE=%MPC?@E<@?UE]>LE% p88J% p`:Z% pJX[fZZX% p8fX:;f``X% p8f[XRf[[X%+?B=CBD@?O=?B% pZX`% p;8X% p8fZ8^f;RX% p8fRZ^f:ZX% pZf[`^f`;X%!>BDFE% p8fZZ;% p`f;JJ% pJf`:[f`RX% p88fX`8f:JX% p8[fJXRfJ;X%KL=#344M#!(??%2<N#@A!%'"!#OC#;7+9P#

!<=%FDCU=EB%$N<>>F%6=DC%uPDCB=CFG%B>BDF%=AL=?H@BPC=%NDB=U>CG%@E%$((!#%'#F(."f%@7=7f%UC>N=C@=Ef%=BN%DB%p8f;;;%L=C%?@?=1O>?B<% EN<>>F% G=DC7% 7AA%2"?% @E% B<=% ?=AB% EBC>?U% NDB=U>CGf% p;`Zf% M>FF>S=H% KG% "='"2'%>=."='f% p;8X7% !<=%S=DV=EB%=AL=?H@BPC=%NDB=U>C@=E%DC=#$((!#%I%C#$2(.#F(."f%p[8Jf%D?H%F(."#$@2=><F>=Q<#%=!#(A"2%'>(=<f%p`:Z7%

YDE=H%>?%B<=%Y9$%EBPHGf%B<=%=EB@ODB=H%EN<>>F%G=DC%B>BDFE%M>C%ZfXXXf%`fXXXf%D?H%[fXXX%EBPH=?BE%DC=%pJf`:[f`RXf%p88fX`8f:JXf%D?H%p8[fJXRfJ;Xf%C=EL=NB@W=FG7%

!<=%)?@W=CE@BG%>M%0@EN>?E@?%EBPHG%@E%>M%@?B=C=EB%K=NDPE=%@B%M>NPE=E%>?%B<=%NDOLPE%F=W=Ff%D?H%@BE%*DH@E>?%KCD?N<%<DE%B<=%C=BD@F1EBC>?U%$BDB=%$BC==B%L=H=EBC@D?%ODFF%=?BS@?=H%S@B<%@B7%%

!<=%NDB=U>C@=E%@?%B<=%BS>%EBPH@=E%DC=%?>B%N>?E@EB=?B7%!<=%Y9$%PE=E%@BE%N>?EPO=C1=AL=?H@BPC=%NDB=U>C@=E%M>C%U>>HE%D?H%E=CW@N=Ef%S<@N<%ND?%K=%EL=?B%D?GS<=C=7%!<=%*DH@E>?%EBPHG% M>NPE=E%>?% B<=%DO>P?B% B<=%EBPH=?BE% EL=?B% @?%EL=N@M@N%V@?HE%>M%F>NDF%EB>C=E7%#B%@E%F@V=FG%B<DB%B<=%*DH@E>?%EBPH=?BE%EL=?B%O>C=%B<D?%B<=%DW=CDU=%N>FF=U=%EBPH=?B%K=NDPE=%>M%B<=%ODU?=B@EO%>M%B<=%F>NDF%C=BD@F%D?H%K=NDPE=%>M%<@U<=C1B<D?1DW=CDU=%LDC=?BDF%@?N>O=E7%

!<=%*DH@E>?%EBPHG%@E%LC>KDKFG%K=EB%BC=DB=H%DE%D?%PLL=C%F@O@Bf%H=L@NB@?U%=AL=?H@BPC=%F=W=FE%B<DB%EBPH=?BE%@?%D%?=S%P?@W=CE@BG%@?%'FH%!>S?%S@FF%?>B%E>>?%DBBD@?%K=NDPE=%B<=%F>NDF%C=BD@F%S@FF%?>B%K=%DE%S=FF%=EBDKF@E<=H%D?H%C>KPEB7%

,=W=CB<=F=EEf%B<=%=EB@ODB=H%EN<>>F1G=DC%=AL=?H@BPC=E%L=C%EBPH=?B%@?%*DH@E>?%DC=%gPEB%DK>PB%8:m%DK>W=%B<>E=%@?%B<=%Y9$%?DB@>?DF%EBPHG%bE==%!DKF=%8Ze7%!<=%KC>DH%LDBB=C?%>M%$((!#%'#F(."%K=@?U%B<=%FDCU=EB%=AL=?H@BPC=%NDB=U>CG%@E% B<=% EDO=% @?% K>B<f% B<>PU<% M>>H1M>C1B<=1<>O=% =AL=?H@BPC=E% DNN>P?B=H% M>C% [:m% >M% B<=% Y9$QE% =EB@ODB=H%=AL=?H@BPC=Ef%D?H%M>>H%EB>C=E%NDLBPC=H%`8m%>M%B<=%=EB@ODB=H%EBPH=?B%=AL=?H@BPC=E%@?%B<=%*DH@E>?%EBPHG7%Y>B<%EBPH@=E%U=?=CDB=%=EB@ODB=E%>M%C=FDB@W=FG%F>S%=AL=?H@BPC=E%C=FDB=H%B>%MPC?@E<@?U%D?H%>L=CDB@?U%D%C=E@H=?N=7%%

!/:;<$=E>$/A-2#?&A$M#-,$mO&1#$C)1'"4n$<4'&?-'#2$9D#12&1H>$$81&V#,4&'($)*$3&4A)14&1KC-2&4)1$EIIL$mB1$EIIL$[)66-,4n$

!C)>0='(P"$./2.,$(=%"1";@%2*()1@7*("-(b@2%"12@1]_,:@2"1c2(&%"1";@%(%"1.$@8#.@"1(."($&6@"1(

%-'#H),($/V#,-H#$C)1'"6($$

9D#12&1HKEIIL$9A"))6$M#-,$$

!)'-6$E.III$$

9'G2#1'4$S.III$$

9'G2#1'4$U.III$$

9'G2#1'4$-=?=CDF%*=CN<D?H@E=% pR87[;% pJ``% p8f[;;f8^^% pZf8^^fZ^^% pZf^`Zf`^R%(F>B<@?U%h%5LLDC=F% p[^7JR% p[[R% pR^:f^^^% p8f`[`f^^R% p8fJ^8f^^J%.>>H% p8[J7;J% p8f`Z^% pZf;:RfXXR% p`f^RJfX8Z% p:f`8;fX8;%.PC?@BPC=%h%5LLF@D?N=E% p8:7`J% p8`R% pZJ;fJ[;% p[8:f8ZX% p::`f[^`%'B<=C%/=BD@F% pJZ78^% p;:X% p8fZ^^f``J% p8f^[^fXX;% pZf:^Rf;J[%+DB@?U%h%&C@?V@?U%+EBDKF@E<O=?BE% pRZ7X8% pJ`R% p8f[J;fZ;;% pZfZ8[f[XX% pZf^:Zf:``%5OPE=O=?B% pZ87J`% p8^;% p`^8f8Z^% p:R;f;^[% pJRZfZ:R%!'!59$% p[JX7XX% p[fZ`Z% pRf[;`f;R:% p8Zf;^:f:ZJ% p8;f^ZJf`;^%+('"5#R@="#344S-#344M#!%'%#O%<"!#(=#3443#!%'%#%=!#%!T@<'"!#$(2#>=$?%'>(=#)$%&'(2#($#0-0M:#

!<=% K@U% H@MM=C=?N=E% DC=% @?% B<=% C=FDB@W=% EBC=?UB<E% >M% =DB@?U1>PB% BGL=% =AL=?H@BPC=E% D?H% DOPE=O=?B]%=?B=CBD@?O=?B% BGL=% =AL=?H@BPC=E7% !<=C=% @E% gPEB% D% 8Xm% H@MM=C=?N=% @M% G>P% N>OLDC=% B<=% N>OK@?=H% "%'>=QU%=!U!2>=V>=Q% D?H% %.@<"."='% NDB=U>C@=E% @?% B<=% *DH@E>?% EBPHG% B>% B<=% N>OK@?=H% $((!U%I%CU$2(.UF(."% D?H%"='"2'%>=."='%NDB=U>C@=E%@?%B<=%Y9$%EBPHG7%YPB%@?%*DH@E>?f%B<=%=AL=?H@BPC=E%M>C%M>>H%DSDG%MC>O%<>O=%DNN>P?B%M>C%J^m%>M%B<=%N>OK@?=E%=AL=?H@BPC=%B>BDF%M>C%@B=OEf%S<@F=%@?%B<=%Y9$%EBPHGf%=?B=CBD@?O=?B%DNN>P?BE%M>C%:^m7%

Page 33: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 29 CITY OF PEORIA, ARIZONA May 2010

!<=%PE=%>M%H@MM=C=?B% NDB=U>C@=E% D?H% B<=% EBC=?UB<%>M% B<=%=DB=C@=E%S@B<@?% D%8X1O@?PB=%SDFV%>M% B<=%P?@W=CE@BGQE%*DH@E>?%NDOLPE%ODG%DNN>P?B%M>C%B<=E=%H@MM=C=?N=E7%%

%)??#,A&-6$ 9D-A#$ B?D6&A-'&)14>% !DKF=% 8`% M>NPE=E% >?% B<=% M>PC% EB>C=% NDB=U>C@=E% @?% B<=% *DH@E>?% EBPHG% B<DB%DBBCDNB=H%B<=%O>EB%EBPH=?B%=AL=?H@BPC=E7%#B%B<=?%H=L@NBE%<>S%OD?G%EjPDC=%M==B%>M%?=S%D?H%WDND?B%EB>C=%ELDN=%O@U<B%K=%EPLL>CB=H%@?%'FH%!>S?%DB%WDC@>PE%F=W=FE%>M%EDF=E%L=C%EjPDC=%M>>B%U@W=?%EBPH=?B%L>LPFDB@>?E%>M%ZfXXXf%`fXXXf%D?H%[fXXX7%,=S%N>FF=U=%EBPH=?B%=AL=?H@BPC=E%N>PFH%EPLL>CB%K=BS==?I%

• [f:XX%Ej%MB%D?H%8Zf^^`%Ej%MB%>M%M>>H%EB>C=%ELDN=%

• ZfZ[X%Ej%MB%D?H%Rf^;X%Ej%MB%>M%NF>B<@?U]DLLDC=F%EB>C=%ELDN=%

• `fZ[R%Ej%MB%D?H%8RfXXX%Ej%MB%>M%>B<=C%C=BD@F%ELDN=%

• Zf[;X%Ej%MB%D?H%8[fJ;`%Ej%MB%>M%=DB@?U%h%HC@?V@?U%=EBDKF@E<O=?B%ELDN=%

!/:;<$=S>$!"#$/?)G1'$)*$9#6#A'#2$F#'-&6$-12$F#4'-G,-1'$9D-A#$$9GDD),'-\6#$\($Q62$!)W1$%)66#H#$9'G2#1'$<7D#12&'G,#4i$

U+,2&:("1(./&()1@7&[email protected]("-(b@2%"12@1]_,:@2"1(!.#:B($ ;)A-6$9'G2#1'$R))2$<7D#12&'G,#4$

9-6#4]4*$dLZMNNZNNN(

3LZNNN(2.#:&1.2<(dEZNFNZNNN(

3KZNNN(2.#:&1.2<(dFZENNZNNN(

3EZNNN(2.#:&1.2<(p`XX% ^fXXX% 8`f:XX% 8RfXXX%p[XX% ;fJ:X% 8Xf8Z:% 8`f:XX%p:XX% :f[XX% Rf8XX% 8XfRXX%p;XX% [f:XX% ;fJ:X% ^fXXX%

$ ;)A-6$9'G2#1'$%6)'"&1H]/DD-,#6$<7D#12&'G,#4$

9-6#4]4*$dJGFZGGG(

3LZNNN(2.#:&1.2<(dIZKEKZGGJ(

3KZNNN(2.#:&1.2<(dIZMGIZGGM(

3EZNNN(2.#:&1.2<(pZXX% [f[RX% ;fJZX% Rf^;X%p`XX% Zf^RJ% [f[RX% :f^J`%p[XX% ZfZ[X% `f`;X% [f[RX%

$ ;)A-6$9'G2#1'$Q'"#,$F#'-&6$<7D#12&'G,#4$

9-6#4]4*$dIZLGGZKKM(

3LZNNN(2.#:&1.2<(dIZGEGZNNT(

3KZNNN(2.#:&1.2<(dLZFGJZTME(

3EZNNN(2.#:&1.2<(pZXX% ;f[^J% ^fJ[:% 8Zf^^`%p`XX% [f``8% ;f[^J% Rf;;Z%p[XX% `fZ[R% [fRJ`% ;f[^J%

$ ;)A-6$9'G2#1'$<-'&1H$j$[,&1X&1H$<7D#12&'G,#4$

9-6#4]4*$dIZEMTZLTT(

3LZNNN(2.#:&1.2<(dLZLIEZENN(

3KZNNN(2.#:&1.2<(dLZGFLZFKK(

3EZNNN(2.#:&1.2<(pZXX% Jf`R8% 88fXJZ% 8[fJ;`%p`XX% [f^Z8% Jf`R8% ^fR[Z%p[XX% `f;^8% :f:`;% Jf`R8%p:XX% Zf^:`% [f[Z^% :f^X:%p;XX% Zf[;X% `f;^8% [f^Z8%

%

3#*J&0-%&7(;'+6>/*/(

!<=C=% DC=% ;XfZ;R% D?H% `X^fZZ`% C=E@H=?BE% @?% 'FH% !>S?QE% M@W=1% D?H% 8X1O@?PB=% HC@W=% E<=HE% bE==% .@UPC=% ;e7% !<=%O=H@D?%<>PE=<>FH%@?N>O=%@?%B<=%M@W=1O@?PB=%E<=H%@E%p;Zf^^;%bE==%!DKF=%8[ef%EF@U<BFG%DK>W=%B<=%DW=CDU=%M>C%B<=%2<>=?@A%*=BC>%>M%p;8fZXR7%!<=%O=H@D?%<>PE=<>FH%@?N>O=%H@LE%B>%p:RfX^:%@?%B<=%8X1O@?PB=%E<=H7%+HPNDB@>?DF%DBBD@?O=?B%F=W=FE%DC=%K=F>S%B<=%*=BC>%DC=DI%8J7Zm%D?H%ZX78m%>M%B<=%DU=%Z:l%G=DC1>FH%L>LPFDB@>?%@?%B<=%M@W=1%D?H%8X1O@?PB=%E<=HE%<DW=%KDN<=F>C%>C%UCDHPDB=%H=UC==E%N>OLDC=H%B>%Z;7[m%@?%B<=%*=BC>%5C=D7%% $

Page 34: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 30 CITY OF PEORIA, ARIZONA May 2010

RBd8F<$_>$Q62$!)W1e4$[,&V#$9"#24$

%

!/:;<$=U>$Q62$!)W1$[,&V#$9"#24>$@#($[#?)H,-D"&A4$!"#$%&'(=!>?(+#2@1&22(A1,9B2.(C19@1&(

$ [,&V#$9"#24$@#($[#?)H,-D"&A$5-,&-\6#4$ J$C&1G'#$ =I$C&1G'#$ EI$C&1G'#$ZXX^%!>BDF%2>LPFDB@>?% ;XfZ;R% `X^fZZ`% 8f`X8fZX:%ZX8[%!>BDF%2>LPFDB@>?% ;[f[:Z% ``;f;[:% 8f[``fXJ:%%%%%ZXX^1ZX8[%2>LI%5??PDF%-C>SB<%/B%% 87[X% 87JX% 87^X%ZXX^%!>BDF%">PE=<>FHE% ZXf^XX% 88[f^;R% [:Zf^^;%ZX8[%!>BDF%">PE=<>FHE% ZZfZ;[% 8Z[f[JJ% [^;f:`[%ZXX^%*=H@D?%5U=% `[7:% `J% `Z7R%ZXX^%2>L%Z:l%KG%+HPNI%YDN<%>C%-CDH%&=U% 8J7Zm% ZX78m% 8^7;m%ZXX^%2=C%(DL@BD%#?N>O=% pZ:f:Z8% pZ;fX^Z% pZ`fRR`%ZX8[%2=C%(DL@BD%#?N>O=% pZ;f;:Z% pZJfXR`% pZ[f^J:%%%%ZXX^1ZX8[%2(#I%5??PDF%-C>SB<%/B% X7^X% X7JX% X7^X%ZXX^%*=H@D?%">PE=<>FH%b""e%#?N>O=% p;Zf^^;% p:RfX^:% p:;f[:[%ZXX^%5W=CDU=%""%#?N>O=% pJ`fX;[% p;^f:8J% p;RfZ;8%ZXX^%5UUC=UDB=%""%#?N>O=% p8f:Z;fRRZf8`J% pJf^^8fJ^Rf[[R% p`Xf^Z8f[;[f:[:%ZX8[%5UUC=UDB=%""%#?N>O=% p8fJ8JfJ[`f;;:% p^f88Jf8^^f^[X% p`:fJ^Xf;Z;f8[R%ZXX^%""E%S]#?N%>W=C%p8XXfXXX% [f:`Z% Z`f[`R% R[f`:8%ZXX^%'S?=C%'NNPL@=H%")% 8;fZ`^% RXfZ^R% Z^JfZ[R%ZXX^%/=BD@F%->>HE%1%!>BDF%+AL=?H@BPC=E% p:`[f8J:f^8`% pZfJ^Xf:8XfJ^J% p8XfRX[f8`;f[^`%ZXX^%!DL=EBCG%">PE=<>FH%YDE=% ZXf^XX% 88[f^;R% [:Zf^^;%""EI%*@FV%D?H%(>>V@=E% :f[JX% Z8f:ZZ% ;ZfXJJ%% Z;7Zm% 8R7Jm% 8`7Jm%""EI%)L%D?H%(>O@?U%.DO@F@=E% :fXZ^% 8JfJJ;% :^f;[8%% Z[78m% 8:7:m% 8`7Zm%""EI%!<=%+FH=CE% `fZ`Z% 8:f`R^% [JfR:^%% 8:7:m% 8`7[m% 8X7;m%""EI%(C>EEC>DHE% 8f::Z% :f^XJ% `Jf^:^%% J7[m% :78m% R7[m%""EI%$>L<@EB@NDB=H%$jP@C=E% 8fZXZ% :fR^R% `Jf:J`%% :7Rm% :78m% R7`m%

Page 35: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 31 CITY OF PEORIA, ARIZONA May 2010

!<=% H>O@?D?B% !DL=EBCG% F@M=EBGF=% ODCV=B% E=UO=?BE% DC=%1>?V# %=!# *((V>"<f% WA# %=!# *(.>=Qf% 9F"# 8?!"2<f% D?H%*2(<<2(%!<7%Y=E@H=E%!<=%+FH=CEf%DFF%DC=%O@HHF=1@?N>O=f%EBC>?UFG%MDO@FG1>C@=?B=H%ODCV=B%E=UO=?BE%B<DB%DC=%W=CG%F@V=FG%B>%K=%EBC=EE=H%KG%C=N=?B%=N>?>O@N%N>?H@B@>?E7%!<=G%DC=%WDFP=1>C@=?B=H%E<>LL=CE%M>C%S<>O%LC@N=%@E%D%V=G%N>OL>?=?B%@?%B<=%WDFP=%=jPDB@>?7%

'FH%!>S?%NPCC=?BFG% FDNVE%D%EBC>?U%C=BD@F%KDE=f%D?H%@E%EPCC>P?H=H%@?% @BE%M@W=1%D?H%8X1O@?PB=E%E<=HE%KG%D% F>B%>M%C=BD@F%N=?B=CE7%!<=C=%DC=%M>PC%E<>LL@?U%N=?B=CE%B>BDF@?U%DK>PB%87Z%O@FF@>?%Ej%MB%>M%ELDN=%S@B<@?%Z7J%O@F=E%>C%D%M>PC1%B>%M@W=1O@?PB=%HC@W=%bE==%!DKF=%8:e7%!<=C=%DC=%8X%E<>LL@?U%N=?B=CE%S@B<%>W=C%[7;%O@FF@>?%Ej%MB%S@B<@?% @BE%8X1O@?PB=%HC@W=%E<=H7%5?N<>C@?U%B<=E=%N=?B=CE%DC=%!DCU=Bf%a><Ff%/>EEf%s(%2=??Gf%9>S=QEf%0DF1*DCBf%D?H%$=DCE7%!<=% N>OLDC@E>?1E<>LL@?U% U>>HE1ODCV=B% F>>VE% W=CG% NC>SH=H7% !<=% 0DF1*DCB% >?% 0=EB% 2=>C@D% H>=E% KC@?U%NPEB>O=C%BCDMM@N%@?B>%B<=%DC=D%%

!/:;<$=J>$C-Y),$C-664$3&'"&1$R&V#$C&6#4$)*$Q62$!)W1$!"#$%&'([@$&%."$B("-(_,e"$(_,992Z(?1%(U(A99(`@./@1(IN(;@1#.&(:$@7&(

%#1'#,$[&4'-1A#$$m?&6#4ni$ /1A"),4$

d;/$$m&1$4h$*'n$

2=>C@D%!>S?%(=?B=C% X78^% ,>?=% ZX:fXXX%!<P?H=CK@CH%(C>EE@?U% 87RZ% $LC>PBE% Z[XfXXX%% % 9>S=_E% %">O=%&=L>B]$BDLF=E%(=?B=C% 87X% ">O=%&=L>B% [8:fXXX%% % $BDLF=E% %2=>C@D%(C>EE@?U% Z7ZR% !DCU=B% [8[fXXX%% % a><F_E%% %% % />EE% %2DCV%0=EB% Z7;;% "DCV@?E% `::fXXX%% % (<@N>_E% %% % 4@NB>C@D_E%$=N% %0=EBUDB=%(@BG%(=?B=C% `7[^% `:%E<>LE% 8fZXXfXXX%,>CB<%4DFF=G%2>S=C%(=?B=C% `7JJ% !DCU=B% `ZJf8XR%% % s(%2=??G% %% % />EE% %,>CB<=C?%(C>EE@?U% `7R;% 9>S=_E% [RXfXXX%% % 0DF1*DCB% %% % 2=B$ODCB% %5CC>S<=DH%*DCV=BLFDN=% [7X[% Y=EB%YPG% Z88fXXX%% % 'MM@N=*DA% %5CC>S<=DH%!>S?=%(=?B=C% [78^% &@FFDCH% 8fZX`fZ^^%% % *DNG_E% %% % s(%2=??G% %% % $=DCE% %!DFDW@%!>S?=%(=?B=C% [7^Z% 0DF1*DCB% Z^ZfZ`J%% % *>C%.PC?@BPC=% %

0@B<%B<=%EBC>?U%EPCC>P?H@?U%N>OL=B@B@>?%D?H%@BE%NPCC=?B%L<GE@NDF%N>?H@B@>?f%'FH%!>S?%H>=E%?>B%DLL=DC%B>%K=%D%LDCB@NPFDCFG%N>OL=B@B@W=%F>NDB@>?%M>C%D%ODg>C%N>OOP?@BG%>C%C=U@>?DF%C=BD@F%N=?B=C7%.PCB<=CO>C=f%@BE%HC@W=1E<=H%H=O>UCDL<@NE% D?H% F@M=EBGF=% ODCV=B% E=UO=?BE% S>PFH% ?>B% EPLL>CB% D?% PLENDF=f% F@M=EBGF=1BGL=% N=?B=C7% !<=%EBC>?U=EB% D?H%O>EB% @OO=H@DB=% LDB<% B>% C=BD@F% UC>SB<%O@U<B% =?BD@F% NDLBPC@?U% D?H% F=W=CDU@?U% NPEB>O=C% BCDMM@N%U=?=CDB=H%KG%EPN<%?=@U<K>C<>>H%DEE=BE%DE%B<=%OP?@N@LDF%N>OLF=Af%B<=%F>NDF%0DF1*DCBf%B<=%?=S%P?@W=CE@BGf%B<=%N>OOP?@BG% B<=DB=Cf% B<=% ?=S% N>OOPB=C% CD@F% EBDB@>?f% =BN7% !<@E% EBCDB=U@N% LDB<%S>PFH% F@V=FG% U=?=CDB=% LC@ODC@FG%?=@U<K>C<>>H1F=W=F% C=BD@F% D?H% M>>H1E=CW@N=% >L=CDB@>?E% D?H% E>O=% EODFF% EL=N@DFBG% C=BD@F% B<DB% H@H% ?>B% N>OL=B=%S@B<%0DF1*DCB7%

5% UDL% D?DFGE@E% S@B<@?% D% HC@W=% E<=H% EPKBCDNBE% =EB@ODB=H% EB>C=% EDF=E% bEPLLFGe% MC>O% =EB@ODB=H% N>?EPO=C%=AL=?H@BPC=E% bH=OD?He7%0<=?% D% UDL% =A@EBEf% @7=7f%S<=?%H=OD?H% @E% UC=DB=C% B<D?% EPLLFGf% @B% @E% @?B=CLC=B=H% DE% D%F=DVDU=%>M%EDF=E%B>%KPE@?=EE%>L=CDB@>?E%K=G>?H%B<=%HC@W=%E<=H7%!<DB%@E%BGL@NDFFG%@?B=CLC=B=H%KG%LCDNB@B@>?=CE%>M%B<@E% D?DFGB@NDF% DLLC>DN<%DE% D% UC>SB<%>LL>CBP?@BG% B<DB% ND?%K=% C=DF@T=H%KG%?=S% F>NDF% C=BD@F=CE% C=NDLBPC@?U% B<=%F=DV=H%EDF=E7%0<=?%HC@W=1E<=H%EB>C=%EDF=E%=AN==H%N>?EPO=C%=AL=?H@BPC=Ef%LCDNB@B@>?=CE%PEPDFFG%E==%B<DB%DE%D%UC>SB<%@OL=H@O=?B7%%

Page 36: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 32 CITY OF PEORIA, ARIZONA May 2010

#B%@E%K=EB%B>%BC=DB%EPN<%UDL%D?DFGE=E%NDC=MPFFG7%&DBD%>?%C=BD@F%EB>C=E%D?H%B<=@C%EDF=E%DC=%>MB=?%>PB%>M%HDB=%K=NDPE=%>M% N<PC?% D?H% B<=% P?H=C1DLLC=N@DB=H% H@MM@NPFBG% >M% N>FF=NB@?U% DNNPCDB=% HDBD% >?% B<=E=% M@COE7% .PCB<=CO>C=f% UDL%D?DFGE@E%B>BDFFG%H@EC=UDCHE%B<=%N>OL=B@B@W=%DK@F@B@=E%>M%B<=%=A@EB@?U%C=BD@F=CE%@?%B<=%ODCV=B%DC=D%D?H%B<=%@OLDNBE%>M% M@COE% N>O@?U% @?% D?H% BDV@?U% DSDG% ODCV=B% E<DC=% MC>O% B<=E=% =A@EB@?U% M@COE7% !<=% UDL% D?DFGE@EQ% B<=>C=B@NDF%DEEPOLB@>?% @E% B<DB% B<=G%S@FF% >?FG% BDV=% DSDG% EDF=E% nC=NDLBPC=Ho% MC>O% K=G>?H% B<=% K>P?HDC@=E% >M% B<=%ODCV=B%DC=Df%KPB%?>B%MC>O%>L=CDB@>?E%S@B<@?%@B7%#B%DFE>%MD@FE%B>%BDV=%@?B>%N>?E@H=CDB@>?%B<=%N>OL=B@B@W=%@OL>CBD?N=%>M%D%C=BD@F%>L=CDB@>?QE%F>NDB@>?%S@B<@?%D%ODCV=B%DC=D7%

,@N<=%C=BD@F%B<=>CG%W@=SE%B<=%EPCLFPE=E%E>O=S<DB%H@MM=C=?BFGI%DE%L>EE@KF=%EBC=?UB<E%B<DB%ND?%K=%PE=H%B>%=ALD?H%B<=%U=>UCDL<@N%K>P?HDC@=E%>M%D%N>OO=CN@DF%H@EBC@NB7%5%FDCU=%EPCLFPE%@?H@NDB=E%B<DB%B<=%UC>SB<%LC>EL=NBE%M>C%D%?@N<=%>C%ODCV=B%E=UO=?B%E<>PFH%K=%F>>V=H%DB%NDC=MPFFGf%KPB%DF>?=%H>=E%?>B%LC>W=%B<DB%EPN<%D%L>B=?B@DF%=A@EBE7%

!DKF=% 8;% LC=E=?BE% B<=% C=EPFBE% >M% D% nUDL% D?DFGE@Eo% M>C% E>O=% ?=@U<K>C<>>H1BGL=% C=BD@F% MP?NB@>?E% B<DB% SDE%U=?=CDB=H% KG% +$/#% YPE@?=EE% 5?DFGEB7% 5NN>CH@?U% B>% BCDH@B@>?DF% UDL% D?DFGE@Ef% B<=% LC>EL=NBE% M>C% UC>S@?U% B<=E=%C=BD@F% D?H% M>>H1E=CW@N=% MP?NB@>?E% @?%'FH% !>S?% E==O%KF=DVI% B<=C=% DC=%O>EBFG% EPCLFPE=E% D?H% >?FG%,5#($% Z:`Z%b>MM@N=%EPLLF@=Ef%EBDB@>?=CG%D?H%U@MB%EB>C=Ee%<DE%D?G%DLLC=N@DKF=%UDLf%DK>PB%pZ78%O@FF@>?7%

!/:;<$=_>$F#'-&6$d-D$/1-6(4&4>$Q62$!)W1$R&V#KC&1G'#$[,&V#$9"#2l9#6#A'#2$B12G4',&#4$!"#$%&'(=!>?(,1:(@1-")!Af(

B12G4',($-12$O/B%4$%)2#$O/B%9$$%)2#$

[#?-12$$mF#'-&6$+)'#1'&-6n$

9GDD6($$mF#'-&6$9-6#4n$

F#'-&6$d-D$$m[#?-12$K$

9GDD6(n$-C>N=CG%$B>C=E% [[:8% pR[f;:Zf`88% p8XRf8[[fRR;% 1pZ`f[^Zf:J:%$L=N@DFBG%.>>H%$B>C=E% [[:Z% p8f;RRf^`;% p8f;[`f;JX% p[:fZ;;%Y==Cf%0@?=f%D?H%9@jP>C%$B>C=E% [[:`% pRJ[f:[`% p[J[f8[X% p[XXf[X`%"=DFB<%h%2=CE>?DF%(DC=%$B>C=E% [[;][[;8% p8[f;XZfRR`% p8:fJ`;fX;;% 1p8f8``f8R`%'MM@N=%$PLLF@=Ef%$BDB@>?=CGf%D?H%-@MB%$B>C=E% [:`Z% p[f8^[fR;8% pZfX`^f8R`% pZf8::f;JR%.PFF1$=CW@N=%/=EBDPCD?BE% JZZ8% p`[f;Z^fJ^:% p`Jf8;`f:RR% 1pZf:``fJ^`%9@O@B=H1$=CW@N=%+DB@?U%2FDN=E% JZZZ% p`Jf:[RfR:Z% p:Xf[:XfR^[% 1p8Zf^XZfX[Z%

0@B<% D% ?=S% P?@W=CE@BGf% B<=% H=OD?H% MC>O% EBPH=?BE% D?H% MDNPFBG% M>C% O>C=% F>NDF% KPE@?=EE% E=CW@N=E% D?H% >MM@N=%EPLLF@=E%@E%W=CG%F@V=FG%B>%@?NC=DE=7%*>C=%E>%@M%D%H=%MDNB>%?=@U<K>C<>>H%EODFF1KPE@?=EE%@?NPKDB>C%=O=CU=E%?=DC%B<=%?=S%P?@W=CE@BG%F>NDB@>?7%

">S=W=Cf%B<=C=%DC=%DFE>%C=DE>?E%B>%K=F@=W=%B<DB%B<=%?=S%P?@W=CE@BG%D?H%N>OOPB=C%CD@F%EBDB@>?%N>PFH%NC=DB=%B<=%>LL>CBP?@BG%M>C%D%M>>H%ODCV=B%@?%B<=%P?H=C%8:fXXX%Ej%MB%CD?U=%B<DB%>MM=C=H%D%U>>H%N>OK@?DB@>?%>M%WDFP=%D?H%N>?W=?@=?N=7%0DF1*DCB%$PL=CEB>C=E%@?H==H%<DW=%W=CG%L>S=CMPF%M>>H%ODCV=BEf%KPB%B<=%EDF=E%DC=D%N>W=CE%DNC=E%>M%ELDN=E%D?H%B<=%S<>F=%E<>LL@?U%BC@L%ND?%BDV=%E>O=%B@O=7%*D?G%L=>LF=%E==%@B%D?H%>B<=C%FDCU=%EPL=CODCV=BE%DE% UC=DB%LFDN=E% M>C% B<=%K@Uf%S==VFGf% UC>N=CG1E<>LL@?U% BC@Lf% KPB%?>B%S<=C=% B<=G%SD?B% B>% U>%jP@NVFG% M>C% D% M=S%@B=OEf%=EL=N@DFFG%>?%B<=@C%SDG%<>O=%MC>O%S>CV7%$BPH=?BE%D?H%N>OOPB=CE%ODG%U=?=CDB=%D%F>B%>M%E<>LL@?U%BC@LE%>M%B<@E%?DBPC=7%$>%O@U<B%B<=%OP?@N@LDF%N>OLF=AQE%=OLF>G==E%D?H%W@E@B>CE7%%

$@O@FDCFGf% EBPH=?BEf% MDNPFBGf% N>OOPB=CEf% OP?@N@LDF% =OLF>G==Ef% D?H% N>OOP?@BG1B<=DB=C% LDBC>?E% DC=% F@V=FG% B>%MC=jP=?B%=DB=C@=E%D?H%SDB=C@?U%<>F=E%F>NDB=H%S@B<@?%=DEG%SDFV@?U%H@EBD?N=E7%%

5?% @OLC>W=H% =N>?>OG% D?H% L>LPFDB@>?% UC>SB<% @?% D?H% DC>P?H% 'FH% !>S?% S>PFH% U=?=CDB=% DHH@B@>?DF%>LL>CBP?@B@=E7%

N&+#("@(E#*2&(

!<=%M=DC%>M%NC@O=%M>C%H=NDH=E%B<SDCB=H%B<=%C=W@BDF@TDB@>?%D?H%UC>SB<%>M%N>OO=CN@DF%H@EBC@NBE%DNC>EE%B<=%?DB@>?7%$@?N=% B<=% O@H% 8^^XE% B<@E% LC>KF=O% <DE% H@O@?@E<=H% DE% H@EBC@NBE% K=NDO=% C=W@BDF@T=H% D?H% L>F@N=% H=LDCBO=?BE%DH>LB=H% =MM=NB@W=% EBCDB=U@=E% EPN<% DE% N>OOP?@BG% L>F@N@?U% D?H% (>O$BDB% LC>UCDOE% B>% <>FH% N>OOD?H=CE%DNN>P?BDKF=% M>C% B<=@C% =MM=NB@W=?=EE7% $PN<% C=W@BDF@T=H% H@EBC@NBE% <DH% BS>% MDNB>CE% NC@B@NDF% B>% C=HPN@?U% M=DCI%EPKEBD?B@DF%L<GE@NDF%@OLC>W=O=?BE%D?H%DHH@B@>?DF%=N>?>O@N%MP?NB@>?Ef%D?H%PE=C%H=?E@B@=E%B<DB%C=EPFB=H%@?%<@U<%L=H=EBC@D?%MF>SE7%!>HDGf%N>OO=CN@DF%H@EBC@NBE%S@B<%M=DC1>M1NC@O=%LC>KF=OE%C=DFFG%EBD?H%>PBf%K=NDPE=%E>%OD?G%>B<=C%H@EBC@NBE%E==O%B>%<DW=%C=E>FW=H%B<@E%@EEP=7%

Page 37: $00 · RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services !

RETAIL POTENTIAL ANALYSIS: AN ASSESSMENT OF PEORIA’S CURRENT RETAILING

Prepared by Wadley-Donovan GrowthTech ! Garnet Consulting Services ! DANTH, Inc. 33 CITY OF PEORIA, ARIZONA May 2010

#?%B<=%,DB@>?DF%(@B@T=?E%$PCW=Gf%2=>C@D_E%H>S?B>S?kLC=EPODKFG%'FH%!>S?k<DE%D%F>S=C%EDM=BG%CDB@?U%K>B<%HDG%D?H%DMB=C%HDCV%N>OLDC=H%B>%B<=%H>S?B>S?E%@?%B<=%>B<=C%K=?N<ODCV%gPC@EH@NB@>?E7%.C>O%>PC%=AL=C@=?N=%b&5,!"%<DE%H>?=%D%?POK=C%>M%ODg>C%M=DC1C=HPNB@>?%LC>g=NBE%MP?H=H%KG%B<=%,DB@>?DF% #?EB@BPB=%>M%sPEB@N=ef%S<DB% @E%C=DFFG%B=FF@?U%D?H%P?PEPDF%@?%B<=%EPCW=G%C=EPFBEf%@E%B<=%FDCU=%?POK=C%>M%M>FVE%S<>%M==F%P?EDM=%B<=C=%HPC@?U%B<=%HDG7%%

!<@E% F=W=F% >M% M=DC% LFDN=E%'FH% !>S?QE% C=W@BDF@TDB@>?% DB% D% E=W=C=% H@EDHWD?BDU=7%">S=W=Cf% B<=% EPCW=G% <DH%OD?G%nH>?QB%V?>So%C=EL>?E=Ef%D?H%B<>E=%C=EL>?H=?BE%?>CB<%>M%Y=FF%5W=?P=f%S<>%LC>KDKFG%V?>S%'FH%!>S?%B<=%F=DEBf%<DH%D%OPN<%S>CE=%W@=S%>M%B<=%DC=D7%5%MDzDH=1C=<DK@F@BDB@>?%LC>UCDO%S@FF%<=FL%DFF=W@DB=%B<=%LC>KF=Of%KPB%S@FF%?>B% NPC=% @B7% -C=DB=C% L=H=EBC@D?% BCDMM@N% D?H% O>C=% ?=S% EBCPNBPC=E% D?H% @?MCDEBCPNBPC=% S@FF% DFE>% ODV=% W=CG%EPKEBD?B@DF%N>?BC@KPB@>?E7%

$>O=%N>OOP?@B@=E%NC=DB=%nH=N>CDB=H%N>MM@?Efo%H@EBC@NBE%B<DB%<DW=%K==?%LC=BB@=H%PL%S@B<%EBC==B%@OLC>W=O=?BE%D?H% ?=S% MDNDH=Ef% KPB% MD@F% B>% DBBCDNB% EBC>?U% ?=S% KPE@?=EE=E% D?H% O>C=% E<>LL=CE7% $PN<% @OLC>W=O=?BE%P?H>PKB=HFG%ND?%K=%K=?=M@N@DFf%KPB%>MB=?%B<=@C%L>E@B@W=%@OLDNBE%DC=%UC=DB=C%@M%B@O=H%B>%N>@?N@H=%S@B<%B<=%DCC@WDF%>M%D%ODg>C%?=S%LC>g=NB%KC@?U@?U%?=S%B=?D?BE%D?H%E<>LL=CE7%

'B<=C% N>OOP?@B@=E% CPE<% B>% NC=DB=% ODg>C% LPKF@N% ELDN=Ef% K=NDPE=% <DW@?U% C=NC=DB@>?% C=EL>?E@K@F@B@=E% D?H%>S?=CE<@L% >M% E>O=% FD?Hf% B<=G% DC=% C=FDB@W=FG% =DEG% B>% NC=DB=7%)?M>CBP?DB=FGf% B<=E=% ELDN=E% K=N>O=% E@B=E% M>C% D%S@H=%CD?U=%>M%jPDF@BG1>M1F@M=%LC>KF=OEf%K=NDPE=%B>>%>MB=?%B<=E=%LPKF@N%ELDN=E%FDNV%EPMM@N@=?BFG%H=?E=%F=W=FE%>M%?=DCKG%PE=CE7%