delano retail demand analysis

DELANO

RETAIL DEMAND ANALYSIS

Prepared for

City of Delano

March 2010

©Copyright 2010 McComb Group, Ltd.

DELANO


Prepared for

City of Delano

Prepared by

McComb Group, Ltd.

March 2010

TABLE OF CONTENTS Chapter Subject Page

INTRODUCTION ...................................................................................................1 I DELANO RETAIL AREAS....................................................................................3

Downtown................................................................................................................3 Highway Retail Area................................................................................................4 Accessibility.............................................................................................................5 Traffic Counts ..........................................................................................................6 Education .................................................................................................................6 II COMPETITIVE SHOPPING AREAS ....................................................................9

Regional Shopping Influence...................................................................................9 Competitive Shopping Areas .................................................................................10 Other Communities................................................................................................10 Summary ................................................................................................................11 III DELANO MERCHANT INTERVIEWS SUMMARY.........................................12

Where Do Your Customers Live or What Areas Do They Come From................12 Downtown Delano Respondents......................................................................12 Highway Respondents .....................................................................................12 Primary Strengths...................................................................................................12 Downtown Delano Respondents......................................................................12 Highway Respondents .....................................................................................13 Primary Weaknesses ..............................................................................................13 Downtown Delano Respondents......................................................................13 Highway Respondents .....................................................................................14 Other Businesses That Attract Customers .............................................................14 Downtown Delano Respondents......................................................................14 Highway Respondents .....................................................................................14 New Businesses for Delano ...................................................................................15 Downtown Delano Respondents......................................................................15 Highway Respondents .....................................................................................15 Retail Sales Trends Since 2002..............................................................................16 Downtown Delano Respondents......................................................................16 Highway Respondents .....................................................................................16 Plans For Changes to Business Within Next Three Years.....................................17 Downtown Delano Respondents......................................................................17 Highway Respondents .....................................................................................17 Changes That Would Improve Their Business ......................................................17 Downtown Delano Respondents......................................................................17 Highway Respondents .....................................................................................17

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TABLE OF CONTENTS (continued) Chapter Subject Page

Changes That Would Improve Retail Business For All Retailers In Downtown Delano (Downtown Delano Respondents).......................................18 Changes That Would Improve Retail Business For All Retailers In Delano (Highway Respondents) .........................................................................18 Other Comments ....................................................................................................19 Downtown Delano Respondents......................................................................19 Highway Respondents .....................................................................................19 Summary ................................................................................................................19 IV CUSTOMER SURVEY.........................................................................................20

Summary ................................................................................................................25 V DELANO TRADE AREAS...................................................................................27

Population and Households....................................................................................28 Household Income .................................................................................................29 Demographic Characteristics .................................................................................33 Purchasing Power...................................................................................................33 VI DELANO RETAIL SALES AND MARKET SHARE.........................................38

Retail Sales.............................................................................................................38 Market Share..........................................................................................................38 Sales Potential........................................................................................................40 VII RETAIL AND SERVICE POTENTIAL...............................................................43

Retail Potential.......................................................................................................44 Current Trade Area Supportable Space .................................................................44 Community Trade Area Supportable Space ..........................................................47 Summary ................................................................................................................49 APPENDICES .......................................................................Under Separate Cover

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LIST OF TABLES Table Title Page

1 Delano Retail Areas .................................................................................................5

2 Delano Area Average Daily Traffic Counts ............................................................6

3 Delano: Downtown Retail Mix................................................................................7

4 Delano: Highway 12 Retail Mix ..............................................................................8

5 Delano Merchant Interview Participants ...............................................................12

6 Delano Customer Survey Participants: January 2010............................................20

7 Delano Customer Survey; January 2010: Survey Respondents by City of Residence ............................................................................................................20

8 Delano Customer Survey; January 2010: Survey Respondents by Home Zip Code ....................................................................................................................21

9 Delano Customer Survey; January 2010: Survey Respondents That Work In Delano by City of Residence ..........................................................................21

10 Delano Customer Survey; January 2010: Survey Respondents by Reason For Stopping........................................................................................................22

11 Delano Customer Survey; January 2010: Survey Respondents Reason For Stopping by City .................................................................................................23

12 Delano Customer Survey; January 2010: Survey Respondents Reason For Stopping by Business Category ..........................................................................24

13 Delano Customer Survey: January 2010: Survey Respondents by Gender...........25

14 Delano Customer Survey: January 2010: Survey Respondents by Day Of Survey .................................................................................................................25

15 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA Population and Households: 1990 and 2000 Census; 2010 and 2015 Estimated.............................................................................................................28

16 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA Average and Median Household Income: 1990 and 2000 Census; 2010 And 2015 Estimated............................................................................................29

17 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA Household Income Distribution: 1990 and 2000 Census; 2010 and 2015 Estimated.............................................................................................................31

18 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA Household Income Distribution: 1990 and 2000 Census; 2010 and 2015 Estimated.............................................................................................................31

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LIST OF TABLES (continued) Table Title Page

19 Delano Current Trade Area Demographic and Income Snapshot .........................34

20 Delano Community Trade Area Demographic and Income Snapshot...................35

21 Minneapolis-St. Paul MSA Demographic and Income Snapshot..........................36

22 Delano Current and Community Trade Areas Retail Purchasing Power; 2010 And 2015....................................................................................................37

23 Delano Retail and Services Sales: 1997 and 2002.................................................38

24 Delano Retail and Services Market Share: 2002 ...................................................39

25 City of Delano Market Share and Trade Area Sales..............................................40

26 Delano Current and Community Trade Areas Retail Purchasing Power, Market Share and Sales Potential; 2010 By Merchandise Category ..................41

27 Delano Current and Community Trade Areas Retail Sales Potential and Supportable Space; 2010 by Merchandise Category ..........................................42

28a Delano Current Trade Area Convenience Goods Supportable Space By Merchandise Category: 2010 And 2015 .............................................................44

28b Delano Current Trade Area Shopping Goods And Other Retail Stores Supportable Space By Merchandise Category: 2010 And 2015.........................45

28c Delano Current Trade Area Service Supportable Space by Services Category: 2010 And 2015...................................................................................46

29a Delano Community Trade Area Convenience Goods Supportable Space By Merchandise Category: 2010 And 2015 .............................................................47

29b Delano Community Trade Area Shopping Goods and Other Retail Stores Supportable Space By Merchandise Category: 2010 And 2015.........................48

29c Delano Community Trade Area Services Supportable Space By Services Category: 2010 And 2015...................................................................................49

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LIST OF MAPS Map Title Page

1 Delano Retail Areas .................................................................................................3

2 Competitive Shopping Areas ...................................................................................9

3 Delano Current and Community Trade Areas .......................................................27

4 Delano Current and Community Trade Areas 2015 Household Density ..............30

5 Delano Current and Community Trade Areas 2015 Household Income: Percent Above $75,000.......................................................................................32

INTRODUCTION McComb Group, Ltd. was engaged by the City of Delano to conduct market analysis to determine future demand for retail, food service, and service uses in Delano. The objective of this engagement was to identify market potential for retail stores and services in Downtown Delano and along Highway 12. Work tasks conducted during this engagement are summarized below.

♦ Retail, food service, and service establishments in Downtown and along TH-12 were identified and categorized by type to determine tenant mix and market orientation of each retail area.

♦ Areas that are competitive with Delano retail areas were identified and evaluated.

Principal competitors were evaluated for anchor store and market orientation.

♦ Retail stores owners and/or managers in Delano shopping areas were interviewed to obtain their impressions of retailing in Delano, the area from which they draw their customers, and input on strengths and weaknesses, as well as identify what they think should be done to improve business in Delano.

♦ Retail businesses in Delano were asked to participate in a survey of their customers to

determine where they live and work and why they shop at that business. Thirteen businesses participated in this survey. The information provided was used to help identify the primary trade area for Delano retailers and the amount of inflow patronage.

♦ The trade areas for Delano retail areas were delineated based on arterial road patterns,

competitive shopping areas, drive times, customer survey results, and McComb Group experience. The economy of the trade area was analyzed to identify and quantify those factors that generate support for retail and service establishments. Factors that were evaluated include, but were not limited to: population, households, and household income. Trade area growth trends were evaluated to determine residential growth potential for target years of 2010 and 2015. Retail and service purchasing power of trade area households was estimated using McComb Group’s proprietary purchasing power model.

♦ Retail sales trends in Delano were examined to determine market share trends. This

included City of Delano retail sales for 1997 and 2002 from the Retail Census, updated by McComb Group using local information and Minnesota sales tax records.

♦ Market demand for retail, food service, and service business establishments in Delano

was identified based on estimated trade area population and household growth taking into consideration competitive impacts, trade area demographics, trade area purchasing power, and estimated market share. Based on this analysis, future demand for retail, food service, and service space was estimated by business type for Delano with its current tenant mix and with a future discount store for 2010 and 2015.

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This report contains the primary information needed to support the principal conclusions. However, in a report of this nature, it is not possible to include all of the information that was developed and evaluated. Any additional information will be furnished upon request. Report Purpose

This report was prepared in accordance with our proposal dated November 24, 2009. This report was prepared with the understanding that the results of our work will be used by the City of Delano to identify additional retailers for Delano and as part of the comprehensive planning process. Our report was prepared for that purpose and is subject to the following qualifications:

• Our analysis did not ascertain the legal and regulatory requirements applicable to this project including zoning, other state and local government regulations, permits and licenses. No effort was made to determine the possible effect on the proposed project of present or future federal, state or local legislation, or any environmental or ecological matters.

• Our report and analysis was based on estimates, assumptions and other information developed from research of the market, knowledge of the industry and discussions with the client. Some assumptions inevitably will not materialize and unanticipated events and circumstances may occur; therefore, actual results achieved will vary from the analysis.

• Our analysis did not evaluate management’s effectiveness nor are we responsible for future marketing efforts and other management actions upon which actual results are dependent.

Our report is intended solely for the purpose described above and should not be used for any other purpose without our prior written permission. Permission for other use of the report will be granted only upon meeting company standards for the proposed use.

Chapter I

DELANO RETAIL AREAS Delano has two distinct retail areas: the historic Downtown area and TH-12 corridor, as shown on Map 1. Most of the recent retail development has occurred at the eastern end of the highway retail area at the City’s eastern boundary. Downtown Delano and the Highway retail area both offer a variety of goods and services for area consumers. These retail areas are shown on Map 1 and described below. Retail tenant mix is contained in Table 1.

Map 1

DELANO RETAIL AREAS

Downtown

The Downtown retail area is generally bounded by Railroad Avenue, Fourth Street South, Maple Avenue North, and River Street North. Downtown Delano contains a mix of businesses with seven retail stores, four food services, and 31 service establishments. Downtown convenience retail includes Rieder Meat Market and Delano Floral & Gifts. Food service is represented by three full service and one limited service restaurant. Downtown Delano has one apparel store, two other shopping goods stores, and one pre-owned merchandise store. These apparel and

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shopping goods stores (bridal shop, vacuum cleaner shop, and saddle shop) are specialized stores that serve specific needs and are not typical comparison shopping stores. Services, with 31 establishments, are a major presence in Downtown representing a diversified mix of businesses. The largest categories are personal services and financial services with four offices followed by insurance, medical, dental, and entertainment/recreation each with three establishments. There are two personal care and professional services establishments and one auto service establishment. Additionally, there are six other service establishments. Other service destinations include the Delano Library, United States Postal Office and Delano City Hall which are also located downtown. A detailed list of downtown business establishments is contained in Table 3 at the end of this chapter. Currently, Downtown Delano provides almost three times as many service establishments as retail establishments. This large concentration of service establishments makes Downtown Delano more of a destination than a shopping experience. Downtown enjoys an attractive setting along the South Fork Crow River and offers some unique shopping choices along with a variety of services. Downtown Delano has a wide variety of well-maintained buildings, many of which appear to be 80 to over 100 years old. Store fronts on many of the older buildings have been modified in ways that detract from their original design as retail stores. For these buildings to be attractive to retailers, the store fronts will have to be remodeled. Downtown is well maintained with clean streets and sidewalks, making Downtown Delano an attractive retail location. Highway Retail Area

The Highway retail area extends approximately two miles along TH-12 from 72nd Street on the west to County Line Road. Delano Theater anchors the west end and Coborn’s anchors the east end. Most of the new retail development has occurred at the east end. A Target discount store has been proposed in Independence, just east of County Line Road. There are 36 retail establishments in this area including five convenience retail, ten food service (six full service and four limited service), four convenience/gasoline stores, four shopping goods, three auto sales, two auto parts, and nine other equipment sales establishments. This area is home to Coborn’s grocery store, which draws customers from the surrounding areas. Service providers in the Highway retail area TH-12 total 42 establishments. The largest service category for this area is financial services with seven establishments. Auto services, personal care, and medical each have six establishments. Entertainment/recreation is represented by four establishments, followed by business services and insurance with two establishments, and real estate, dental and professional services each with one establishment. Highway retail area business establishments are contained in Table 4 at the end of this chapter. The highway retail area offers larger retail stores and also a large mix of service establishments serving the area’s convenience needs and TH-12 travelers.

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Table 1

DELANO RETAIL AREAS

Establishment Type Downtown Hwy 12 Total

CONVENIENCE RETAILFood 1 2 3Drug Store 1 1Liquor 1 1Hardware 1 1Floral 1 1FOOD SERVICEFull Service 3 6 9Limited Service 1 4 5CONVENIENCE/GASOLINEConvenience/Gasoline 4 4SHOPPING GOODSVariety/Dollar 1 1Apparel/Accessories 1 1 2Other Shopping Goods 2 2 4Pre-Owned Merchandise 1 1AUTOMOTIVEAuto Sales 1 3 4Auto Parts 2 2Other Equipment Sales/Marine 9 9 Subtotal 11 37 48SERVICESAuto Services 1 6 7Personal Care 2 6 8Personal Services 4 4Business Services 2 2Financial 4 7 11Real Estate 1 1Insurance 3 2 5Medical 3 6 9Dental 3 1 4Entertainment/Recreation 3 4 7Professional Services 2 1 3Other Services 6 6 12 Subtotal 31 42 73TOTAL 42 79 121

Source: McComb Group, Ltd. Accessibility

Delano is served by seven highway routes that extend into its trade area. TH-12 runs east/west through the City of Delano and is a primary route to the Twin Cities Metropolitan Area from the west. TH-12, Delano’s highest volume highway, runs along the western edge of downtown. Recent construction in the TH-12 corridor includes bridge replacements and widening of TH-12,

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allowing for more efficient travel through town. Delano is served by five county highway that provide additional access from the north, east, south and west. Traffic Counts

Traffic counts are highest on TH-12 which enters Delano from the north and turns east at County Road 30 (Woodland Road), continuing east to the Twin Cities. This trunk highway is the most heavily traveled local route in Delano with 18,500 average daily trips east of River Street and 15,900 average daily trips from Ebersole Avenue to River Street, as shown on Table 2. This indicates that about 2,600 vehicles entered or left TH-12 at River Street. These traffic counts were recorded in 2008, prior to construction on TH-12.

Table 2

DELANO AREA AVERAGE DAILY TRAFFIC COUNTS

Location 2000 2004 2008TH-12

North of Ebersole Ave. 9,800 12,500 12,200 Ebersole Ave. to River St. 12,000 15,500 15,900 East of River St. 13,500 18,200 18,500

River StreetMaple Ave. to Bridge Ave. 5,300 4,400 4,600 Bridge Ave. to St. Peter St. 5,200 2,700 2,800 St. Peter St. to Babcock Blvd. 2,500 1,700 1,750

Bridge Ave.TH-12 to River St. 5,300 4,900 4,900

Source: Minnesota Department of Transportation. In general, traffic counts have been increasing in Downtown Delano since 2004. TH-12 has seen the highest increase; however, average daily traffic counts on River Street through downtown Delano are also increasing. Average daily traffic counts for River Street in Downtown Delano decreased from 2000 to 2004; however, they rebounded between 2004 and 2008. In 2004, average daily traffic counts on River Street from Maple Avenue to Bridge Avenue were 4,400 and increased to 4,600 in 2008. Traffic counts on River Street from Bridge Avenue to St. Peter Street also increased (100 daily trips), from 2,700 trips in 2004 to 2,800 in 2008. The highest increase in trips was on the section of River Street north of Bridge Avenue. Education

Delano is fortunate that all its school district educational facilities are located in Delano. Elementary, middle, and high schools have an enrollment of about 2,250 students. Two parochial schools, St. Peter’s and Mount Olivet, have additional enrollment. In addition to the educational role these schools attract parents for school events. Athletic events attract parents from other communities that also represent potential customers.

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Table 3

DELANO: DOWNTOWN RETAIL MIXAS OF DECEMBER 18, 2009

CONVENIENCE RETAIL SERVICES (Continued)Food Financial

Rieder Meat Market Conner’s Tax & Bookkeeping ServicesFloral Ameriprise Financial

Delano Floral & Gifts Matter Reuter CPA’s Ltd.Edward Jones

FOOD SERVICE InsuranceFull Service The New York Life Co.

Three Crows Coffee house American Family InsuranceJuke Box Restaurant Simply BenefitsDave’s Town Club Medical

Limited Service Onsite Medical Services IncLinnie’s Ice Cream Delano Chiropractic Clinic

Meyer Chiropractic ClinicSHOPPING GOODS DentalApparel and Accessories McLean Dental

Jewel’s Bridal Boutique Delano DentalOther Shopping Goods Delano Orthodontics

Schnell’s Saddle Shop Entertainment/RecreationOlson’s Kirby Company Curves

Pre-Owned Merchandise Core Fit MotionLove in the name of Christ Heartland Tae Kwon Do

ProfessionalAUTOMOTIVE MacLean Law officeAuto Sales Grinley & Tukua Attorneys at Law

G & G Auto Sales Other ServicesDelano Diesel

SERVICES The Delano EagleAuto Services Delano Area Chamber of Commerce

Jaunich Tire Company The Plumbery -- Ditty’s Personal Care Cutting Edge Construction Inc.

Stein's Barber Shop USAquaticsDowntown Beauty Salon

Personal ServicesLinda’s PhotographyMcDonalds Studio of PhotographyRoom to BreatheIten Funeral Home

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Table 4

DELANO: HIGHWAY 12 RETAIL MIXAS OF DECEMBER 18, 2009

CONVENIENCE RETAIL SERVICESFood Auto Services

Coborn’s Absolute Automotive ServicesPeterson Produce Expert towing and Repair Inc.

Drug Store Express Care Valvoline Oil ChangeCVS Pharmacy Janzen’s Auto Body

Liquor Jaunich Tire CompanyDelano Wine & Spirits JC's Auto Body & Paint

Hardware Personal CareTrue Value Hardware Eye Spa Nails

Great ClipsFOOD SERVICE Fantastic Sam’sFull Service New Attitudes Salon

Applebee’s Bella SalonPizza Ranch Doreen’s Hair DesignEdie Mae’s Eatery Business ServicesPete’s Pizza Delano Sign ShopChunmee Chinese Restaurant Vital SignsEl Savador Mexican restaurant Financial

Limited Service State Bank of DelanoMcDonald’s Delano Financial CenterSubway Crow River State BankDairy Queen Midwest Mortgage ConsultantsPeppermint Twist (seasonal) Pilarski, Sinkel &Hankes Ltd. CPA

Bankwest MortgageCONVENIENCE/GASOLINE Metro West TitleConvenience/Gasoline Real Estate

Flippin Bill’s ReMax RealtyHoliday Gas Station (east Hwy 12) InsuranceHoliday Gas Station (west Hwy 12) State Farm InsuranceShell Gas Station David Witt Farmers Insurance

MedicalSHOPPING GOODS Pro RehabVariety/Dollar Delano Eye Clinic

Loopy’s Dollar Store Ridgeview Delano ClinicApparel/Accessories Rinne Chiropractic Clinic

Bagy Jo Professional Counseling CenterOther Shopping Goods Delano Veterinary Clinic

All Seasons Sports DentalEquine Impressions Magraw Dental

Entertainment/RecreationAUTOMOTIVE Delano TheaterAuto Sales Doc Holliday’s Bowling & Restaurant Eatery

D & T Auto Sales Full Circle FitnessStar West Quality GM Snap FitnessDoran Auto Sales Professional

Auto Parts Milovitz Gallop & MilovitzNAPA Auto Parts Other ServicesCarQuest Auto Parts Star Seekers Production

Other Equipment Sales/Marine Delano PrintingLoufegers Racing Equipment SAHKO Electric Co.Honda Power Equipment Delano RentalFoster Brothers Marine South StorageBrinkman’s Trailer Sales Abbie Lake KennelsAnchor Marine RepairDelano Sports CenterHarley DavidsonAult MarineFiber Graphing Boat Works Inc.

Chapter II

COMPETITIVE SHOPPING AREAS Delano is the major shopping destination within its trade area. Delano businesses also compete with nearby communities and major shopping destinations outside the trade area. These shopping areas provide various levels of convenience and shopping goods to residents within their trade areas. These competitive retail areas also affect the trade area for Delano. Competitive shopping areas are shown on Map 2 and summarized below.

Map 2

COMPETITIVE SHOPPING AREAS

Regional Shopping Influence

The nearest regional shopping areas are located in the western suburban areas of the Minneapolis-St. Paul Metropolitan Area. The Ridgedale shopping area is most convenient to the Delano area. This shopping area includes Ridgedale Center as well as adjacent shopping centers and retail stores. Ridgedale Center (1,040,000 square feet) is anchored by Macy’s, JCPenney, and Sears. Other major stores in this area include Target, Byerly’s, Best Buy, and Toys R Us. While this regional shopping area does not directly compete with many of the stores in Delano, it does influence the shopping potential of the area.

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Competitive Shopping Areas

Delano retail and service establishments are competitive with a variety of sub-regional shopping areas including Buffalo, Waconia, Hutchinson, and Litchfield. These communities have attracted big box retail and created sub-regional draw with their large concentration of retail and service offerings. These sub-regional shopping areas are described below:

♦ Buffalo is a rapidly growing community located about 12 miles north of Delano. Downtown Buffalo and the Buffalo Highway retail area both offer a variety of goods and services for area consumers. While the Highway area offers big box retail and a large number of medical services, Downtown Buffalo has the largest concentration of specialty shops, some of which are “First Thursdays” establishments, providing a unique shopping experience for area consumers as well as visitors. Major retail establishments located in Buffalo include Walmart Supercenter, Target, Cub Foods and Menards, which attract consumers from a large area and create a regional draw for Buffalo.

♦ Waconia has two retail areas (Downtown and Highway) which provide almost 200

business establishments offering a variety of goods and services. Increased population growth has spurred development along TH-5, creating opportunities for retail development. A recent addition to the TH-5 retail area includes a new Target store with room for adjacent retail. Other major retail in Waconia include: Mackenthun’s County Market, Waconia Farm Supply, and Hardware Hank.

♦ Hutchinson, a town of almost 15,000 people, has attracted a number of big box retailers

including Target, Walmart Supercenter, Menards, and Cashwise. Another regional draw is the Hutchinson Mall anchored by JCPenney and includes over 20 additional stores. These retail concentrations along with variety of other retail and service establishments, makes Hutchinson a regional draw for consumers in surrounding small communities.

♦ Litchfield, with a population of 7,000 people, is located on TH-12 approximately 36

miles from Delano. Major retail in Litchfield includes: Walmart Supercenter, Economart, Hardware Hank, Save-A-Lot and Family Dollar.

These communities offer strong competition because they have attracted larger supermarkets and general merchandise stores such as Target, Walmart, and JCPenney, and home centers. Other Communities

Neighboring small communities provide limited competition to Delano due to their smaller commercial base. These communities include Cokato, Dassel, Howard Lake, Winsted, Maple Plain, Watertown, Montrose, and Waverly.

♦ Cokato is home to about 3,000 people and is located approximately 20 miles west of Delano on TH-12. Cokato has a large selection of retail stores and services, including a grocery store, pharmacy and hardware store. These retail and service establishments serve the convenience shopping goods needs of area consumers.

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♦ Dassel is a small rural community of about 1,400 people located 28 miles west of Delano

on TH-12. As typical of most small towns, Dassel contains a convenience grocery store and limited convenience retail and service offerings.

♦ Howard Lake is located about 15 miles west of Delano on TH-12. Population for this

community is about 2,150 people. Residents of Howard Lake have limited options for shopping goods and services.

♦ Winsted is a small rural community of about 2,000 people located about 15 miles

southwest of Delano. Like many of the other communities of this size, the retail stores are primarily convenience-oriented and include a supermarket, pharmacy, hardware store and a florist. Winsted offers a large number of service businesses.

♦ Maple Plain is located on TH-12 about six miles east of Delano. Maple Plain is a small

community of about 2,100 people and is served by a small selection of retail and service establishments that provide convenience to area residents. Maple Plain Food Center, including a grocery store and pharmacy, anchors a retail strip center on TH-12.

♦ Watertown is a community of about 3,000 people located southwest of Delano.

Watertown has over 60 business establishments, primarily convenience-oriented. The largest retailers include a grocery store and a hardware store. Watertown offers a number of shopping goods merchants and a large selection of food service establishments. The largest service categories are medical, personal care, and auto services.

♦ Montrose is a small, bedroom community of about 2,800 people, located about eight

miles west of Delano on TH-12. This community offers very limited retail and service offerings for area residents, retail offerings are dominated by food service establishments.

♦ Waverly is a very small community located about ten miles west of Delano on TH-12

and only 2.5 miles west of Montrose. This community, with less than 1,000 people, provides less than 30 retail and service options for area consumers. Area residents must travel outside of their community to have their shopping needs met.

Summary

Competition for Delano retail and service establishments is provided by neighboring communities providing convenience goods stores and convenience services. These communities provide limited options for area consumers and they continue to grow their retail offerings slowly as their population increases. However, these communities currently only serve limited convenience needs of area consumers.

Chapter III

DELANO MERCHANT INTERVIEWS SUMMARY Interviews were conducted with 24 Delano area business owners or managers. There were 12 Downtown businesses and 12 Highway businesses that participated. A list of the interview participants is included in Table 5. The primary purpose of these interviews was to determine opinions related to the strengths and weaknesses of each area and solicit ideas and opinions regarding changes to retail within Delano. All responses are verbatim and reflect the respondents’ personal opinions; they were not screened for accuracy.

Table 5

DELANO MERCHANT INTERVIEW PARTICIPANTS

Downtown Highway

Dave's Town Club Janzen's Auto BodySchnell's Saddle Shop CarQuest Auto PartsJuke Box Restaurant True Value HardwareDelano Dental All Season's SportsDelano Floral & Gifts CVS PharmacyJewel's Bridal Boutique Dairy QueenMeyer Chiropractic Clinic Holiday Gas Station WestMcDonald's Studio of Photography Loopy's Dollar StoreRieder Meat Market Pizza RanchStein's Barber Shop Delano Wine & SpiritsJaunich Tire Company Coborn's McLean Law Office Star West

WHERE DO YOUR CUSTOMERS LIVE OR WHAT AREAS DO THEY COME FROM

Downtown Delano Respondents

Four of the Downtown businesses stated that the customers they see are generally from within the City of Delano. Seven other businesses listed not only Delano but also the surrounding areas such as Montrose, Waverly, Rockford, and Maple Plain. One business draws customers from a 25 mile radius. Highway Respondents

Two of the respondents felt that most of their customers came from Delano; while the rest of the businesses named the surrounding communities, such as Watertown, Montrose, Maple Plain, Rockford, and as far as a 20 mile radius. PRIMARY STRENGTHS

What are Downtown Delano’s Strengths for Your Business? (Downtown Delano Respondents)

When asked to describe the primary strengths of doing business in Downtown Delano, over one-third of the respondents felt that the small town charm, the scenic setting by the river and the historic look was a strength for Delano. One of the businesses felt there were no strengths.

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Other responses to the question “What are Downtown Delano’s strengths for your business?” are listed below:

• The City Hall is right across the street.

• People know where everything is located.

• Easy access from Highway 12.

• Buildings have old character.

• School in Delano is close by. In general, these comments suggest that business owners have positive feelings about Downtown Delano’s retail area. They continue to see Downtown Delano as a good location for them that have many strengths. What are Delano’s Strengths for Your Business? (Highway Respondents)

One-third of the Highway business owners interviewed mentioned access from Highway 12 and visibility as a strength for doing business in Delano. Four of the 12 merchants mentioned the loyalty of community to support business as a strength; while three respondents mentioned the good schools as a strength for their business. Individual responses to the question “What are Delano’s strengths for your business?” are listed below:

• People in Delano support local businesses.

• Delano still has a small town feel.

• Higher income levels in Delano.

• Proximity to the metro.

• The new highway is nice.

• Retail that is in town like the grocery store and restaurants. Highway business owners enjoy the accessibility of their location for the growing community and appreciate the community’s willingness to support local businesses. PRIMARY WEAKNESSES

What are Downtown Delano’s Weaknesses for Your Business? (Downtown Delano Respondents)

When asked to describe the weaknesses of doing business in Downtown Delano, half of the business owners interviewed felt that the lack of retail or entertainment in the Downtown area was the biggest weakness. Two respondents mentioned empty buildings and vacancies as the biggest weakness; while two other merchants felt there were too many service businesses in the Downtown area. Other respondents are concerned about the “look” of Downtown and the hours of operation. Some verbatim responses to this question are included below:

• The town shuts down at 5:00.

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• Lack of advertising the Downtown businesses.

• No signage to Downtown and only two ways to get there from the highway.

• Many people don’t know where Downtown Delano is.

• Not enough foot traffic. Not enough retail.

• Too service orientated.

• The look of Downtown is very old looking. There were a variety of issues and concerns from Downtown Delano business owners; however, the most frequently noted concern is the lack of retail stores in the Downtown area. What are Delano’s Weaknesses for Your Business? (Highway Respondents)

One-fourth of the Highway business owners interviewed felt that there were no weaknesses for their business in Delano. Three merchants mentioned issues with supporting small business such as too many ordinances, the expense of doing business, and difficult communication with the City. Two respondents felt that the recent highway construction was a weakness; while two other merchants felt that lack of a big box retailer was a weakness for Delano. Other individual opinions are listed below:

• No big box that attracts people to stay in town and shop.

• This is a bedroom community.

• Not very conducive to supporting small business.

• Not enough business in town. OTHER BUSINESSES THAT ATTRACT CUSTOMERS


When asked, “Are there other businesses in Delano that attract customers that shop at your store?” one-third of the respondents mentioned Dave’s Town Club; while two others said that the City Hall attracts customers. Two respondents felt that the hardware store attracted customers to their stores before it moved out to the highway. Two other respondents did not feel there were any other businesses that attracted customers to their stores. Other businesses mentioned were:

• Juke Box

• Photography Store

• Financial Planners

• Three Crows Coffee Shop Highway Respondents

When asked, “Are there other businesses in Delano that attract customers that shop at your store?” one third of the respondents said that Coborn’s is a business that attracts customers to shop at their stores. Two merchants mentioned the State Bank; while another two respondents mentioned Star West as businesses they feel draw customers. One of the businesses stated that

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they felt all the businesses work together to refer to one another. Other businesses mentioned were:

• Donahue’s Harley Store

• Jaunich Tire

• Lou Fetger’s

• Delano Wine & Spirits NEW BUSINESSES FOR DELANO


When asked “What types of business would you like to see in Downtown Delano?” overwhelmingly, respondents asked for “more retail”. Two respondents felt that there needed to be more places for people to want to come and walk the streets and spend time Downtown. Three merchants felt that Downtown Delano could benefit from an antique store; while two respondents mentioned a clothing store would be a nice addition. Two business owners felt that there are more than enough services in the Downtown area. Other ideas mentioned were:

• Movie Theater

• Hardware Store

• Convenience Store

• Pool Hall

• Gift Shop The following opinions were also offered:

• Something where people could walk the streets and shop.

• Active businesses that would stay open until 8:00 or 9:00 o’clock.

• Get rid of the office space and get more retail.

• Stores like Lillian’s in Buffalo. Highway Respondents

When Highway retail business owners were asked “What types of new businesses would you like to see in Delano?” over half of the respondents mentioned the need for a big box store like a Target. Two respondents felt that Delano needed a hotel. The other ideas mentioned were:

• A sporting goods store

• Farm/Agriculture store

• Home Depot

• Mills Fleet Farm

15

Other suggestions offered:

• More industry to support jobs and keep people in town.

• Would like to see something unique besides a Target, something that brings people in from other communities.

Overall, survey respondents would like to see a variety of retail offerings within Delano; with the main emphasis on a big box retailer to keep the shoppers in town. RETAIL SALES TRENDS SINCE 2002


Five of the 12 respondents have seen increases in their sales since 2002, with the average increase being ten percent. Retailers attributed these increases to the following:

• Location near the school.

• Consistency in business.

• Longevity and growth in Delano. Six respondents reported decreasing sales. Four of those respondents had experienced an increase in sales up until the past four years where they started to see decreases. The decreases range from five to 35 percent. Five of the six merchants who saw decreases felt the economy was the reason for the decrease in sales. Other explanations given for the decrease in sales are:

• No more homes being built in the area.

• Recent road construction.

• Decline of Downtown. Highway Respondents

Fifty percent of Highway business respondents have seen a decrease in sales since 2002. Most of the respondents cited road construction and the economy as being the factors that attributed to the decline. One of the respondents stated that business had dropped 15 percent during the recent road construction and that the business was still trying to recover. Another stated that their business is now slowly increasing since the road opened up. Four of the respondents stated that their sales trends have been increasing since 2002. One business acknowledged that although they have experienced increases since 2002, during the road construction that increase was much lower than in previous years. Some other causes for the increases were listed as:

• Better merchandising and layout of the store.

• New homes brought in more people.

• Since the highway is done it is more user friendly.

16

Many of the retailers in Delano experienced a negative affect on their business due to the construction on the highway; however, the economy also played a part in the decline for some retailers. PLANS FOR CHANGES TO BUSINESS WITHIN NEXT THREE YEARS


Five of the respondents did not have any plans for changes in the next three years. Two respondents are planning on marketing and advertising changes to increase their business; while another two are planning to do some remodeling changes to their business. One business owner is looking to cut back on hours. Other responses to this question are listed below:

• Social networking and more online marketing.

• Plan to make more money.

• There are always changes Highway Respondents

Fifty percent of the 12 respondents did not have any changes planned for the next three years. Two respondents are planning on remodeling or adding on to their space. In general, Delano businesses are continuing to look for ways to improve their business by making changes to their current operations. There are a few retailers in both areas that want to expand their facilities, which is encouraging. CHANGES THAT WOULD IMPROVE THEIR BUSINESS


When asked what could be done to improve their business, Downtown business respondents had varying responses:

• Advertising (6 respondents).

• Economy improvement (2 respondents).

• More space (2 respondents).

• Signage to Downtown from the highway.

• Increase awareness of Downtown Delano.

• New website. Highway Respondents

When Highway business owners were asked what could be done to improve their business, one-fourth of the respondents stated that more room or an additional space would help business. Two respondents cited that remodeling changes would improve their business. Other responses to this question include the following:

• Economy to steady.

17

• More retail in town.

• Thought the highway construction would help but it has not.

• Diversity. CHANGES THAT WOULD IMPROVE RETAIL BUSINESS FOR ALL RETAILERS IN DOWNTOWN DELANO (Downtown Delano Respondents)

When Downtown Delano business owners were asked for ideas or changes that would improve the general state of retail in Downtown Delano for all Downtown retailers, the improvement that was mentioned most often was: marketing the Downtown businesses to get foot traffic into the Downtown area. Other responses to this question varied in nature and are listed below:

• Signage on Highway 12 to let people know about the businesses Downtown.

• Special downtown events.

• Shop local campaign.

• Bring in a destination business.

• Aesthetic improvements.

• City could work with other businesses instead of driving them away with high costs. CHANGES THAT WOULD IMPROVE RETAIL BUSINESS FOR ALL RETAILERS IN DELANO (Highway Respondents)

Delano Highway business owners were asked for their ideas of changes that would improve the general state of retail in Delano for all retailers. The Highway merchants had varying responses:

• More advertising for Delano.

• Sign on highway directing people to Downtown. The construction took away good access to the Downtown.

• More unique shops to draw people to Delano.

• Put in a big box quick before a neighboring town does.

• Bigger stores to keep people here.

• Worry about building business instead of building homes.

• Work with employees on customer service. OTHER COMMENTS

As a final question, the business owners were asked if they had any further comments or questions. Respondent verbatim responses are reported below: Downtown Delano Respondents

• Wish that businesses were not going to the highway.

• Wish that Delano could be successful like Buffalo.

18

19

• Too many people own buildings that don’t keep them up. Maybe the city should enforce that.

• Everyone is supportive; it is just getting things done.

• Love Delano. Highway Respondents

• City Council puts a lot of effort into Downtown that is dying. Maybe Delano should focus on where retailers want to be.

• Find other cities that have figured it out and try to emulate that.

• Sign ordinance is a waste of time.

• Need positive moving forward thinking. SUMMARY

The purpose of this survey was to determine the respondents’ opinions and perceptions of being a business owner in Delano. In general, both Downtown retailers and Highway retailers enjoy their locations within Delano; and each of these retail areas have unique positives and negatives that are specific to their area. Downtown retailers benefit from the historic charm of the downtown while Highway retailers say they benefit from the visibility and access on Highway 12, as well as the community support within Delano and the surrounding communities. According to the survey respondents, each of the retail areas has their own advantages and disadvantages; although both areas agree that they would like to see more retail choices within Delano. While Downtown retailers would like to see more retail in general, the Highway businesses would more specifically like to see a big box retailer. There were an equal number of Highway and Downtown respondents that have seen sales decreases since 2002. Overwhelmingly, business respondents attributed the reasons for these decreases on the recent road construction and the current economy. Over half of all of the respondents are not planning to make changes to their business over the next three years although some businesses mentioned changes in the form of remodeling and advertising. In addition to the changes that retailers plan to make, the respondents felt that the City of Delano should concentrate on attracting more retail business.

Chapter IV

CUSTOMER SURVEY

Retail and service businesses in Delano were asked to conduct a brief survey of their customers as part of this study. Four Downtown businesses and nine Highway businesses participated in this survey to determine home address, work zip code, and trip purpose of their customers. Businesses that participated in the survey are listed in Table 6 and are separated into groups according to their location: Downtown and Highway. These business participants collected information from 2,874 respondents: 893 from Downtown and 1,981 from the Highway retail area, which provide important information on Delano’s customer base.

Table 6

DELANO CUSTOMER SURVEY PARTICIPANTSJANUARY 2010

Downtown Highway

Delano Library Star West ChevroletDept. of Motor Vehicles Star West HondaJuke Box Absolute AutoThree Crows Valvoline Express Care

Snap FitnessCrow River State BankNAPADelano Wine & SpiritsCoborn's

Results from the Delano customer survey were used to determine Delano’s trade area. Almost 90 percent (88.5 percent) of Downtown survey respondents live within Delano’s trade area and 86 percent of Highway respondents live in the trade area. Survey results by city, shown in Table 7, indicate that 67 percent of Downtown respondents live in Delano; while 57 percent of the Highway business respondents recorded Delano as their home address. This indicates that both Downtown and the Highway retail businesses attract a significant portion of their patrons from outside Delano.

Table 7

DELANO CUSTOMER SURVEY; JANUARY 2010SURVEY RESPONDENTS BY CITY OF RESIDENCE

Downtown HighwayCity Number Percent Number Percent

Trade AreaDelano 601 67.3 % 1,125 56.8 %Montrose 79 8.8 127 6.4 Maple Plain 21 2.4 118 6.0 Rockford 20 2.2 109 5.5 Watertown 17 1.9 89 4.5 Independence 13 1.5 49 2.5 Waverly 18 2.0 32 1.6 Loretto 4 0.4 15 0.8 Greenfield 3 0.3 12 0.6 Minnetrista - - 4 0.2 Other (incl. townships) 14 1.6 26 1.3 Subtotal 790 88.5 % 1,706 86.1 %

Inflow 95 10.6 % 262 13.2 %

No Response 8 0.9 % 13 0.7 %

Total 893 100.0 % 1,981 100.0 %Source: McComb Group, Ltd.

20

Home zip codes of survey respondents were evaluated to help determine the draw of both Downtown Delano and the Highway retail area, in the event retailers choose to market to specific zip codes. The specific zip codes, along with customer distribution, are shown in Table 8.

Table 8

DELANO CUSTOMER SURVEY; JANUARY 2010SURVEY RESPONDENTS BY HOME ZIP CODE

Downtown HighwayHome Zip Code Number Percent Number Percent

Trade Area55328 - Delano/Independence 601 67.3 % 1,125 56.8 %55363 - Montrose 79 8.8 127 6.4 55359 - Maple Plain/Minnetrista/Independence 30 3.4 164 8.3 55373 - Rockford/Greenfield 22 2.5 119 6.0 55388 - Watertown 17 1.9 89 4.5 55390 - Waverly 18 2.0 32 1.6 55357 - Loretto/Independence/Greenfield 7 0.8 22 1.1 55364 - Minnetrista - - 1 0.1 Other (incl. townships) 14 1.6 26 1.3 Subtotal 788 88.2 % 1,705 86.1 %

Inflow 94 10.5 % 261 13.2 %

No Response 11 1.2 % 15 0.8 %

Total 893 100.0 % 1,981 100.0 %Source: McComb Group, Ltd.

Only 369 respondents, 12.8 percent, divulged a work zip code. Of the Downtown respondents that provided work zip codes, 71 percent live in Delano indicating that 29 percent live elsewhere, as shown in Table 9. In the Highway area, 75 percent of the Delano employee respondents live in Delano and 25 percent live elsewhere. This indicates that workers in Delano also live in Delano.

Table 9

DELANO CUSTOMER SURVEY; JANUARY 2010SURVEY RESPONDENTS THAT WORK IN DELANO BY CITY OF RESIDENCE

Downtown HighwayCity Number Percent Number Percent

Trade AreaDelano 96 71.1 % 176 75.2 %Montrose 13 9.6 14 6.0 Maple Plain 3 2.2 3 1.3 Rockford - - 5 2.1 Watertown 1 0.7 5 2.1 Independence 3 2.2 2 0.9 Waverly 2 1.5 1 0.4 Loretto - - 3 1.3 Greenfield - - 1 0.4 Other (incl. townships) 1 0.7 3 1.3 Subtotal 119 88.1 % 213 91.0 %

Inflow 12 8.9 % 21 9.0 %

No Response 4 3.0 % - - %

Total 135 100.0 % 234 100.0 %Source: McComb Group, Ltd.

21

Survey responses to the question: “Why did you stop here today?” are contained in Table 10. Survey results show that Downtown Delano has a loyal consumer base with 70 percent of the respondents considering themselves “regular customers” compared to 59 percent in the Highway area. Highway retailers have the most customers that responded “close to home” with 71.6 percent compared to 63.8 percent of Downtown respondents. Shoppers that visited a retailer while running errands were 20.7 percent in Downtown compared to 17.6 percent of Highway respondents. Almost 20 percent of Downtown respondents shopped because it was “close to work”, demonstrating that the Downtown retail area draws customers from the area’s businesses. Responses for “driving by” and “other” are typical of response levels in other surveys.

Table 10

DELANO CUSTOMER SURVEY; JANUARY 2010SURVEY RESPONDENTS BY REASON FOR STOPPING

Downtown HighwayReason Number Percent Number Percent

Close to Home 561 63.8 % 1,375 71.6 %Close to Work 171 19.4 302 15.7 Driving By 121 13.8 295 15.4 Running Errands 182 20.7 339 17.6 Regular Customer 614 69.8 1,134 59.0 Other 125 14.2 125 6.5 Total Respondents 880 98.5 % 1,921 97.0 %

Source: McComb Group, Ltd. Reasons for stopping by city for Downtown respondents, shown in Table 11, shows that the response “close to home” is high for communities that are located close to Delano, such as Maple Plain, Watertown, and Greenfield. Communities with high “regular customer” rankings included Delano, Watertown, Independence, Waverly, Montrose, and Loretto. “Running errands” response from Downtown retail respondents living in the trade area was 22.3 percent and “driving by” responses were 14.2 percent. Interestingly, 22 percent of the inflow shoppers felt Downtown was “close to home” and 46.6 percent were regular customers. Of the Highway trade area respondents, “close to home” responses ranged from 41.7 percent to 85.9 percent with an average of 77.2 percent. Twenty-two percent of the respondents living outside the trade area considered their retailer “close to home”. “Regular customer” responses from trade are residents ranged from 45.9 percent to 64.4 percent with an average of 59.5 percent. Forty-five percent of inflow respondents were “regular customers”. A majority of survey responses indicate that both Downtown and Highway businesses are “close to home” and have a large base of regular customers. Reasons for stopping by business category, contained in Table 12, show that two Highway area businesses--financial and entertainment/recreation--have very high “regular customer” responses of 91.7 percent and 81.7 percent, respectively. Highway businesses with “regular customer” responses between 50 and 75 percent include auto parts, food, liquor, and auto sales. The Downtown business “regular customer” responses for government offices and full service restaurants were 70.9 and 62.4 percent, respectively. Businesses in Downtown and the Highway retail areas with high “close to home” responses (above 50 percent) include government offices, full service restaurants, food, liquor, auto parts, and entertainment/recreation. Full service restaurants have higher “regular customer” responses (62.4 percent) than “close to home” (52.0

22

Tabl

e 11

DEL

AN

O C

UST

OM

ER S

UR

VEY

; JA

NU

AR

Y 2

010

SUR

VEY

RES

PON

DEN

TS R

EASO

N F

OR

STO

PPIN

G B

Y C

ITY

Clo

se to

Hom

eC

lose

to W

ork

Driv

ing

By

Run

ning

Err

ands

Reg

ular

Cus

tom

erO

ther

No

Res

pons

eTo

tal

City

Num

ber

Perc

ent

Num

ber

Perc

ent

Num

ber

Perc

ent

Num

ber

Perc

ent

Num

ber

Perc

ent

Num

ber

Perc

ent

Num

ber

Perc

ent

Num

ber

Perc

ent

DO

WN

TO

WN

Tra

de A

rea

Del

ano

442

73.5

%84

14

.0

%75

12.5

%

143

23.8

%

458

76.2

%56

9.3

%8

1.

3

%

601

67.3

%

Mon

trose

36

45.6

20

25.3

23

29.1

16

20.3

54

68

.4

14

17.7

1

1.

3

79

8.8

Map

le P

lai n

16

76.2

4

19

.0

3

14.3

5

23

.8

9

42.9

2

9.5

1

4.8

21

2.

4

R

ockf

ord

9

45

.0

3

15.0

-

-

4

20

.0

6

30.0

4

20.0

1

5.

0

20

2.2

Wat

erto

wn

12

70.6

6

35

.3

6

35.3

-

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10

58

.8

5

29

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-

-

17

1.

9

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depe

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ce6

46.2

4

30

.8

1

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2

15.4

7

53

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-

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5

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5

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3

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6

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55

.6

1

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6

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18

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3

75

.0

-

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4

0.

4

G

reen

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2

66

.7

2

66.7

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33

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e r10

-

5

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14

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6

Subt

otal

538

68.1

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3

16

.8

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14

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22

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6

71

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90

11

.4

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1.5

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0

88

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%

Inflo

w23

22

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%

38

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9

8.7

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5.

8

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48

46.6

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34.0

%

1

1.0

%10

3

11

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%

Tot

al56

1

62

.8

%

171

19.1

%

121

13.5

%

182

20.4

%

614

68.8

%12

5

14

.0

%13

1.5

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3

10

0.0

%

HIG

HW

AY

Tra

de A

rea

Del

ano

966

85.9

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7

14

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8.7

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7

16

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9

63

.0

%

39

3.

5

%

35

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1

%

1,12

5

57.2

%

Mon

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78

61.4

25

19.7

46

36.2

23

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60

47

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6

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7

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69

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11

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76

64.4

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118

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50

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109

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41

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12

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13

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11

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48

53

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6

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7

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4

89

4.5

Inde

pend

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40

81.6

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15

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27

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77.2

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w58

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58

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35

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16.8

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119

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%

13

5.

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%

262

13.3

%

Tot

al1,

375

69

.9

%

302

15.3

%

295

15.0

%

339

17.2

%

1,13

4

57.6

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5

6.

4

%

60

3.

0

%

1,96

8

100.

0%

Sour

ce:

McC

omb

Gro

up, L

td.

SMN

23

Tabl

e 12

DEL

AN

O C

UST

OM

ER S

UR

VEY

; JA

NU

AR

Y 2

010

SUR

VEY

RES

PON

DEN

TS R

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N F

OR

STO

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S C

ATE

GO

RY

Clo

se to

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to W

ork

Driv

ing

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No

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s Cat

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umbe

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tN

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t

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WN

Full

Serv

ice

Res

taur

ant

119

52.0

70

30.6

20

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11

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Gov

ernm

ent O

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15

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101

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15

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66

4

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tal

561

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4

68

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5

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3

10

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%

HIG

HW

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1,04

0

72.2

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9

15

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1

16

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8

17

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6

55

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6.6

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2.3

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441

72

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quor

152

68.8

32

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42

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56

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11

1

50

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13

5.

9

10

4.5

221

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uto

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43

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31

19

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10

6.

4

14

9.0

106

67.9

11

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156

7.9

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80.0

4

80.0

2

40

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1

20.0

3

60.0

-

-

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5

0.

3

A

uto

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ices

26

49.1

3

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4

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16

30

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53

2.

7

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nanc

ial

2

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11

91.7

1

8.

3

-

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12

0.6

Ente

rtain

men

t/Rec

reat

ion

81

87.1

12

12.9

4

4.

3

4

4.

3

76

81

.7

4

4.3

-

-

93

4.

7

Tota

l1,

373

69

.3

%

301

15.2

%

293

14.8

%

339

17.1

%

1,13

1

57.1

%

125

6.3

%60

3.0

%1,

981

10

0.0

%

SMN

24

percent) indicating they serve as destinations. High “close to work” responses (above 20 percent) were reported for full service restaurants and auto parts. Government offices, liquor, and auto parts had “running errands” responses of over 20 percent. Females were the most frequent survey respondent: 56 percent in Downtown and 52 percent in the Highway retail area, as shown in Table 13. A large number of respondents, 9.0 percent and 16.6 percent in Downtown and Highway areas did not respond to this question. Some respondents indicated both genders, which appears to reflect shopper parties of two or more.

Table 13

DELANO CUSTOMER SURVEY; JANUARY 2010SURVEY RESPONDENTS BY GENDER

Downtown HighwayGender Number Percent Number Percent

Female 497 55.7 % 1,029 51.9 %Male 307 34.4 609 30.7 Both 9 1.0 14 0.7 Subtotal 813 91.0 % 1,652 83.4 %No Response 80 9.0 329 16.6 Total 893 100.0 % 1,981 100.0 %

Source: McComb Group, Ltd. Survey responses by day at Downtown businesses (Table 14) were highest on Monday, Tuesday, Wednesday and Thursday ranging from 17.2 percent to 22.4 percent. Sunday had the lowest responses (3.8 percent) due to some businesses being closed on Sunday. Highway retail area ranged from a low of 6.9 percent (Saturday) to 21.6 percent (Monday).

Table 14

DELANO CUSTOMER SURVEY; JANUARY 2010SURVEY RESPONDENTS BY DAY OF SURVEY

Downtown HighwayDay Number Percent Number Percent

Sunday 34 3.8 % 233 11.8 %Monday 200 22.4 427 21.6 Tuesday 189 21.2 282 14.2 Wednesday 155 17.4 237 12.0 Thursday 154 17.2 316 16.0 Friday 74 8.3 186 9.4 Saturday 85 9.5 137 6.9 Subtotal 891 99.8 % 1,818 91.8 %Missing Cases 2 0.2 163 8.2 Total 893 100.0 % 1,981 100.0 %

Source: McComb Group, Ltd. Summary

Survey results indicate that businesses in Downtown Delano attract a higher proportion of their customers from Delano than the Highway retail area. Downtown does attract about one-third of its customers from outside Delano. The Highway retail area attracts 43.2 percent of its customers from outside Delano.

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Delano Highway retailers pull more customers from outside Delano, which reflects the strength of its anchor stores and the benefits of highway traffic. The difference in trade area customers is small, only 2.4 percent. These establishments serve the retail and service needs of trade area residents and inflow customers from outside the immediate area. Improving the synergy between these areas is important to strengthening Downtown Delano. Shoppers should be encouraged to cross-shop retailers on one shopping trip in Downtown and the Highway area, making Delano more of a destination.

Chapter V

DELANO TRADE AREAS Two trade areas were delineated for Delano. The current trade area reflects the area presently served by Delano businesses. The second trade area represents the area that would be served by a community center anchored by a discount store, referred to as the community trade area. These trade areas, shown on Map 3, were delineated by McComb Group based on the location of competitive shopping areas, arterial road network, results of the Delano customer survey, and previous experience.

Map 3

DELANO CURRENT AND COMMUNITY TRADE AREAS

The current trade area includes Delano, Independence, Maple Plain, Montrose, Rockford, Watertown and Waverly with portions of Greenfield, Loretto, Medina and Minnetrista. The current trade area also includes the Franklin Township and portions of the following townships: Hollywood, Marysville, Rockford, Watertown and Woodland. This trade area extends south of Delano to include Watertown, west to include Waverly, north to Buffalo and east to County Road 19, or the city limits of Medina. The current trade area covers approximately 180 square miles centered around Delano.

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The community trade area extends south of Delano about eight miles to TH-7, west eighteen miles to include Cokato, north seven miles to the city limits of Buffalo and east six miles to County Road 19 or the Medina city limits. This trade area covers approximately 400 square miles and includes the communities of: Delano, Cokato, Howard Lake, Independence, Loretto, Maple Plain, Montrose, Rockford, Watertown, Waverly and Winsted with portions of Greenfield, Medina and Minnetrista. The community trade area also includes the townships of Franklin, Victor and Woodland, and portions of the following townships: Hale, Hollywood, Marysville, Middleville, Rockford, Stockholm, Watertown and Winsted. Population and Households

Population and household growth trends in Delano’s trade areas and the Minneapolis-St. Paul MSA are shown in Table 15. Since 2000, Delano’s current trade area has been growing at a faster rate than both the community trade area and the Minneapolis-St. Paul MSA.

Table 15

DELANO CURRENT AND COMMUNITY TRADE AREAS AND MINNEAPOLIS-ST. PAUL MSAPOPULATION AND HOUSEHOLDS

1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED

Current Community Minneapolis-Trade Area Trade Area St. Paul MSA

Population1990 23,403 36,097 2,539,961 2000 28,018 42,408 2,968,806 2010E 33,324 49,039 3,279,095 2015E 36,569 52,270 3,442,837 Annual Growth Rate

1990-2000 1.82 % 1.62 % 1.57 %2000-2010E 1.75 1.46 1.00 2010E-2015E 1.88 1.28 0.98

Households1990 7,868 12,231 959,904 2000 9,784 14,878 1,136,615 2010E 12,206 18,030 1,280,735 2015E 13,138 18,892 1,335,492 Annual Growth Rate

1990-2000 2.20 % 1.98 % 1.70 %2000-2010E 2.24 1.94 1.20 2010E-2015E 1.48 0.94 0.84

E: Estimated.Source: U.S. Census, Scan/US, Inc. and McComb Group, Ltd.

Delano’s current trade area population increased at an annual rate of 1.82 percent from 23,403 people in 1990 to 28,018 in 2000. Current trade area population growth rate decreased slightly between 2000 and 2010 increasing at a 1.75 percent annual rate bringing population to 33,324 by 2010. Population is estimated to increase at an annual rate of 1.88 percent to 36,569 by 2015. Household growth has been similar, increasing at a rate of 2.20 percent between 1990 and 2000 and an annual rate of 2.24 percent from 2000 to 2010. Households are estimated to increase from 12,206 in 2010 to 13,138 by 2015, an annual growth rate of 1.48 percent.

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Delano’s community trade area population and households, contained in Table 15 also include the current trade area. Community trade area population and households are increasing at a slightly slower rate than the current trade area. Between 1990 and 2000, community trade area population increased from 36,097 to 42,408, a growth rate of 1.62 percent. Over the next ten years, population increased at an annual growth rate of 1.46 percent, increasing to 49,039 in 2010. By 2015, community trade area population is estimated to increase to 52,270. Community trade area households totaled 12,231 in 1990 and increased to 14,878 by 2000, an annual increase of 1.98 percent. In 2010, households were estimated at 18,030. Households are estimated to increase to 18,892 by 2015, an increase of 0.94 percent annually. Future household density for 2015 in the Delano trades areas is shown on Map 4. Household Income

Average household income in Delano’s current and community trade areas and Minneapolis-St. Paul MSA are shown in Table 16. Average household income in 2010 in the current trade area was $89,836 compared to $85,116 in the community trade area and $85,785 in the Minneapolis-St. Paul MSA. It is estimated that average household incomes for these three areas will continue to increase through 2015, increasing Delano’s current trade area average household income to $97,492 in 2015 and community trade area to $92,777.

Table 16

DELANO CURRENT AND COMMUNITY TRADE AREAS AND MINNEAPOLIS-ST. PAUL MSAAVERAGE AND MEDIAN HOUSEHOLD INCOME

1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED


Average Household Income1990 42,920$ 40,549$ 43,714$ 2000 74,300 69,764 67,713 2010E 89,836 85,116 85,785 2015E 97,492 92,777 92,374

Median Household Income1990 37,462$ 35,109$ 37,639$ 2000 58,696 55,555 54,601 2010E 70,954 67,327 64,835 2015E 76,510 73,022 69,158

E: Estimated.Source: McComb Group, Ltd.

The proportion of Delano’s trade areas households with incomes above $75,000, $100,000 and $150,000 are shown in Table 17. In 2010, households with incomes above $75,000 were 46.1 percent in Delano’s current trade area and 42.8 percent in the community trade area. Households with incomes above $100,000 in 2010 were 27.5 percent in the current trade area and 24.8 percent in the community trade area.

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Dassel

Silver Lake

Cokato

Winsted

Howard Lake

Kingston

Ch

Lester Prairie New Germany

WaverlyMontrose

Mayer

Watertown

Delano

Buffalo

Minnetrista

St. Bonifacius

Victoria

Mound

Independence

Greenfield

Maple Plain

Shorew

Orono

Spring Park

Tonka Ba

Minnetonka B

E

Medin

Corcor

Loretto

Lon

Rockford

St. Michael

HanoverCo R

d 3 SW

Co

Rd

6 SW

Co Rd 30

SR-25

60th St SE/US-12

SR-55

Co

Rd

92

Co

Rd

19

SR-7

2015 Household DensityCurrent Trade Area

Community Trade AreaDensity per Sq.Mi

0 - 13

13 - 34

34 - 121

121+

0 2 4 6

Scale: 1" = 3.83 miles

M

ap produced with S

can/US

03/31/10

Linda Oie

© Copyright 2010 McComb Group, Ltd.

Linda Oie

Map 4

Linda Oie

DELANO CURRENT AND COMMUNITY TRADE AREAS 2015 HOUSEHOLD DENSITY

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Table 17

DELANO CURRENT AND COMMUNITY TRADE AREAS AND MINNEAPOLIS-ST. PAUL MSAHOUSEHOLD INCOME DISTRIBUTION: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED


Households above $75,0001990 9.5 % 8.2 % 11.2 %2000 33.0 29.1 31.5 2010E 46.1 42.8 42.7 2015E 51.3 48.2 46.3




Delano’s community trade area has a large number of upper income households, as shown in Table 18. In 2010, 7,708 households are estimated to have incomes above $75,000, which is expected to increase to 9,091 in 2015. Households with incomes above $100,000 are estimated at 4,461 in 2010 and are expected to increase to over 5,400 in 2015. Households with incomes above $150,000 are estimated to total 1,817 in 2015.

Table 18

DELANO CURRENT AND COMMUNITY TRADE AREAS AND MINNEAPOLIS-ST. PAUL MSAHOUSEHOLD INCOME DISTRIBUTION: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED


Households above $75,0001990 742 988 107,692 2000 3,219 4,328 357,670 2010E 5,624 7,708 546,411 2015E 6,729 9,091 618,161

Households above $100,0001990 274 376 47,905 2000 1,658 2,134 192,041 2010E 3,348 4,461 346,622 2015E 4,131 5,437 406,316

Households above $150,0001990 91 134 17,263 2000 530 666 67,087 2010E 1,152 1,472 135,775 2015E 1,449 1,817 162,044


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Dassel

Silver Lake

Cokato

Winsted

Howard Lake

Kingston

Ch

Lester Prairie New Germany

WaverlyMontrose

Mayer

Watertown

Delano

Buffalo

Minnetrista

St. Bonifacius

Victoria

Mound

Independence

Greenfield

Maple Plain

Shorew

Orono

Spring Park

Tonka Ba

Minnetonka B

E

Medin

Corcor

Loretto

Lon

Rockford

St. Michael

HanoverCo R

d 3 SW

Co

Rd

6 SW

Co Rd 30

SR-25

60th St SE/US-12

SR-55

Co

Rd

92

Co

Rd

19

SR-7

Percent of HouseholdsCurrent Trade Area

Community Trade AreaWhite: No Data Industrial/Park/Cemetery

1 to 25% of HHs have Incomes Above $75,00025 to 50% of HHs have Incomes Above $75,00050 to 75% of HHs have Incomes Above $75,00075 to 100% of HHs have Incomes Above $75,000

0 2 4 6

Scale: 1" = 3.83 miles

M

ap produced with S

can/US

03/31/10

Linda Oie

DELANO CURRENT AND COMMUNITY TRADE AREAS 2015 HOUSEHOLD INCOME: PERCENT ABOVE $75,000

Linda Oie

Map 5

Linda Oie

© Copyright 2010 McComb Group, Ltd.

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Distribution of households with incomes above $75,000 in 2015, shown on Map 5, demonstrates that the more affluent households are distributed throughout the area with the highest concentrations south and east of Delano in areas close to and around Lake Minnetonka including Minnetrista, Mound, Minnetonka, and Orono. Demographic Characteristics

Demographic characteristics for Delano’s trade areas and Minneapolis-St. Paul MSA are summarized in the demographic snapshots contained in Tables 19, 20 and 21. These snapshots contain census data for 1990 and 2000, as well as estimates for 2010 and 2015. These estimates were provided by Scan/US, Inc., a source of Census comparable demographic information. Significant characteristics of Delano’s trade areas include the following:

♦ In 2010, 29.9 percent of the population in the Delano current trade area was under the age of 19, while a similar proportion (30.0 percent) of the community trade area population was under the age of 19. By 2015, both the current and community trade areas are expected to have 30.4 percent of the population under the age of 19.

♦ In 2010, 8.6 percent of the population in the Delano current trade area was over the age of 65, which is expected to increase to 9.8 percent by 2015. Delano’s community trade area has a slightly older population, with 10.0 percent of the population over the age of 65 in 2010, with expectations of an increase to 11.2 percent by 2015.

♦ By 2015, 51.3 percent of the current trade area and 48.2 percent of the community trade area households are estimated to have incomes above $75,000.

♦ Current and community trade area median age was 36 in 2010 and is expected to increase to 37 by 2015.

Additional demographic characteristics for Delano’s trade areas and Minneapolis-St. Paul MSA are contained in Appendix A. Purchasing Power

Retail sales potential for the Delano trade areas is based on estimated purchasing power and market share that can be achieved from the trade areas. Retail sales from residents living outside the trade areas are inflow sales. Purchasing power estimates of trade area residents are derived from retail sales by store type as reported by the Census of Retail Trade in 1997 and 2002. Retail sales for 2003 through 2010 were estimated using information available from the U.S. Department of Commerce. Future purchasing power estimates are expressed in constant 2010 dollars and reflect projected household growth. Purchasing power is based on the number of trade area households adjusted to reflect income characteristics. Purchasing power, for the purpose of this analysis, includes retail categories that are characteristic of tenants that could be located in Delano. The estimated retail purchasing power summary tables for the Delano trade areas for 2010 and 2015 is shown in Table 22. The purchasing power estimates used in this analysis are condensed from the full purchasing power tables, which are contained in a separate Appendix. These estimates represent the potential dollar sales for a broad range of retail stores generated by residents of each trade area.

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Table 19

DEMOGRAPHIC AND INCOME SNAPSHOT

Delano Current Trade Area 3/31/2010

SNAPSHOT 1990 Census 2000 Census 2010 Estimated 2015 ProjectedPopulation 23,403 28,018 33,324 36,569Households 7,868 9,784 12,206 13,138Families 6,203 7,515 9,120 9,774Per Capita Income $ 14,518 $ 26,194 $ 33,052 $ 35,161Median Household Income $ 37,462 $ 58,696 $ 70,954 $ 76,510Average Household Income $ 42,920 $ 74,300 $ 89,836 $ 97,492Average Household Size 2.94 2.83 2.70 2.76Median Age 30 35 36 37

Annual Percent ChangeTRENDS 1990 - 2000 2000 - 2010 2010 - 2015Population 1.82 % 1.75 % 1.88 %Households 2.20 2.24 1.48Families 1.94 1.95 1.40Median Household Income 4.59 1.91 1.52Average Household Income 5.64 1.92 1.65

1990 Census 2000 Census 2010 Estimated 2015 ProjectedHOUSEHOLDS BY INCOME Number Percent Number Percent Number Percent Number PercentLess than $15,000 1,112 14.2 % 750 7.7 % 720 5.9 % 676 5.1 %$15,000 - $24,999 1,133 14.5 745 7.6 670 5.5 640 4.9$25,000 - $34,999 1,422 18.2 1,026 10.5 934 7.7 848 6.5$35,000 - $49,999 1,945 24.9 1,450 14.8 1,451 11.9 1,414 10.8$50,000 - $74,999 1,452 18.6 2,577 26.4 2,791 22.9 2,818 21.5$75,000 - $99,999 468 6.0 1,561 16.0 2,276 18.7 2,598 19.8$100,000 - $149,999 183 2.3 1,128 11.6 2,196 18.0 2,682 20.4$150,000 + 91 1.2 530 5.4 1,152 9.5 1,449 11.0

POPULATION BY AGE Number Percent Number Percent Number Percent Number Percent<19 8,013 34.3 % 9,172 32.8 % 9,949 29.9 % 11,123 30.4 %20-24 1,442 6.2 1,325 4.7 1,906 5.7 2,140 5.925-34 4,163 17.8 3,702 13.2 4,442 13.3 4,228 11.635-44 3,818 16.3 5,397 19.3 5,017 15.1 5,171 14.145-54 2,485 10.6 3,977 14.2 5,357 16.1 5,536 15.155-64 1,487 6.4 2,250 8.0 3,799 11.4 4,790 13.165-74 1,054 4.5 1,124 4.0 1,654 5.0 2,272 6.275-84 928 4.0 734 2.6 809 2.4 950 2.685+ NA NA 322 1.1 387 1.2 355 1.0

RACE AND ETHNICITY Number Percent Number Percent Number Percent Number PercentWhite 23,136 98.9 % 27,458 98.0 % 31,927 95.8 % 34,720 94.9 %Black 33 0.1 86 0.3 581 1.7 892 2.4Native American 102 0.4 71 0.3 123 0.4 146 0.4Asian/Pacific Islander 82 0.4 138 0.5 426 1.3 502 1.4Other Races 48 0.2 265 0.9 268 0.8 309 0.8

Hispanic (Any Race) 131 0.6 287 1.0 629 1.9 799 2.2

Source: U.S. Census, Scan/US, Inc. and McComb Group, Ltd.

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Table 20


Delano Community Trade Area 3/31/2010

SNAPSHOT 1990 Census 2000 Census 2010 Estimated 2015 ProjectedPopulation 36,097 42,408 49,039 52,270Households 12,231 14,878 18,030 18,892Families 9,501 11,310 13,354 13,913Per Capita Income $ 13,875 $ 24,736 $ 31,436 $ 33,672Median Household Income $ 35,109 $ 55,555 $ 67,327 $ 73,022Average Household Income $ 40,549 $ 69,764 $ 85,116 $ 92,777Average Household Size 2.91 2.81 2.69 2.74Median Age 31 35 36 37


1990 Census 2000 Census 2010 Estimated 2015 ProjectedHOUSEHOLDS BY INCOME Number Percent Number Percent Number Percent Number PercentLess than $15,000 2,086 17.3 % 1,334 9.0 % 1,240 6.9 % 1,125 6.0 %$15,000 - $24,999 1,904 15.8 1,317 8.9 1,153 6.4 1,041 5.5$25,000 - $34,999 2,214 18.3 1,561 10.5 1,395 7.8 1,250 6.6$35,000 - $49,999 2,860 23.7 2,393 16.1 2,336 13.0 2,226 11.8$50,000 - $74,999 2,034 16.8 3,917 26.4 4,169 23.2 4,137 21.9$75,000 - $99,999 612 5.1 2,194 14.8 3,247 18.0 3,654 19.4$100,000 - $149,999 242 2.0 1,468 9.9 2,989 16.6 3,621 19.2$150,000 + 134 1.1 666 4.5 1,472 8.2 1,817 9.6

POPULATION BY AGE Number Percent Number Percent Number Percent Number Percent<19 12,194 33.8 % 14,113 33.3 % 14,691 30.0 % 15,875 30.4 %20-24 2,104 5.8 1,974 4.7 2,794 5.7 3,066 5.925-34 6,094 16.9 5,350 12.6 6,294 12.8 5,812 11.135-44 5,698 15.8 7,847 18.5 7,103 14.5 7,137 13.745-54 3,735 10.3 5,967 14.1 7,833 16.0 7,861 15.055-64 2,496 6.9 3,324 7.8 5,440 11.1 6,664 12.865-74 1,948 5.4 1,910 4.5 2,752 5.6 3,597 6.975-84 1,829 5.1 1,324 3.1 1,411 2.9 1,601 3.185+ NA NA 580 1.4 714 1.5 648 1.2

RACE AND ETHNICITY Number Percent Number Percent Number Percent Number PercentWhite 35,763 99.1 % 41,574 98.0 % 47,106 96.1 % 49,688 95.1 %Black 38 0.1 115 0.3 780 1.6 1,172 2.2Native American 116 0.3 103 0.2 172 0.4 197 0.4Asian/Pacific Islander 122 0.3 195 0.5 577 1.2 661 1.3Other Races 58 0.2 421 1.0 405 0.8 552 1.1

Hispanic (Any Race) 163 0.5 452 1.1 938 1.9 1,168 2.2

Source: U.S. Census, Scan/US, Inc. and McComb Group, Ltd.

McCombGroup, Ltd.

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Table 21


Minneapolis-St. Paul MSA 3/31/2010

SNAPSHOT 1990 Census 2000 Census 2010 Estimated 2015 ProjectedPopulation 2,539,961 2,968,806 3,279,095 3,442,837Households 959,904 1,136,615 1,280,735 1,335,492Families 648,752 744,303 824,168 850,313Per Capita Income $ 16,662 $ 26,641 $ 33,848 $ 36,194Median Household Income $ 37,639 $ 54,601 $ 64,835 $ 69,158Average Household Income $ 43,714 $ 67,713 $ 85,785 $ 92,374Average Household Size 2.59 2.56 2.51 2.53Median Age 32 34 37 38


1990 Census 2000 Census 2010 Estimated 2015 ProjectedHOUSEHOLDS BY INCOME Number Percent Number Percent Number Percent Number PercentLess than $15,000 158,407 16.5 % 104,519 9.2 % 110,697 8.6 % 113,214 8.5 %$15,000 - $24,999 145,309 15.2 104,638 9.2 94,468 7.4 91,843 6.9$25,000 - $34,999 151,364 15.8 125,123 11.0 105,972 8.3 99,323 7.4$35,000 - $49,999 206,563 21.6 179,335 15.8 166,958 13.0 161,577 12.1$50,000 - $74,999 188,693 19.7 265,330 23.3 256,229 20.0 251,374 18.8$75,000 - $99,999 59,787 6.2 165,629 14.6 199,789 15.6 211,845 15.9$100,000 - $149,999 30,642 3.2 124,954 11.0 210,847 16.5 244,272 18.3$150,000 + 17,263 1.8 67,087 5.9 135,775 10.6 162,044 12.1

POPULATION BY AGE Number Percent Number Percent Number Percent Number Percent<19 737,671 29.0 % 873,680 29.4 % 907,161 27.7 % 947,518 27.5 %20-24 193,621 7.6 193,790 6.5 212,966 6.5 222,413 6.525-34 510,726 20.1 457,105 15.4 435,078 13.3 430,365 12.535-44 414,973 16.3 528,024 17.8 473,314 14.4 449,659 13.145-54 252,632 9.9 405,724 13.7 514,466 15.7 503,221 14.655-64 180,226 7.1 225,540 7.6 382,072 11.7 455,993 13.265-74 138,838 5.5 145,808 4.9 200,843 6.1 270,393 7.975-84 111,140 4.4 100,485 3.4 103,104 3.1 117,804 3.485+ NA NA 38,650 1.3 50,091 1.5 45,471 1.3

RACE AND ETHNICITY Number Percent Number Percent Number Percent Number PercentWhite 2,345,029 92.3 % 2,556,851 86.1 % 2,797,335 85.3 % 2,902,837 84.3 %Black 90,068 3.5 157,963 5.3 222,947 6.8 248,966 7.2Native American 24,252 1.0 21,590 0.7 27,257 0.8 29,126 0.8Asian/Pacific Islander 65,596 2.6 124,025 4.2 169,594 5.2 190,263 5.5Other Races 15,016 0.6 108,377 3.7 61,962 1.9 71,645 2.1

Hispanic (Any Race) 37,835 1.5 99,121 3.3 164,415 5.0 196,561 5.7

Source: U.S. Census, Scan/US, Inc. and McComb Group, Ltd

McCombGroup, Ltd.

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Table 22

DELANO CURRENT AND COMMUNITY TRADE AREASRETAIL PURCHASING POWER; 2010 AND 2015

(In Thousands of Constant 2010 Dollars)

Merchandise Category 2010 2015

Current Trade AreaShopping Goods 131,600$ 152,597$ Food Service & Drinking 49,488 57,384 Convenience Goods 96,874 112,330 Gasoline Service Stations & Convenience 37,954 44,009 Other Stores 167,641 194,386 Total 483,557$ 560,706$

Community Trade AreaShopping Goods 186,920$ 210,999$ Food Service & Drinking 70,291 79,344 Convenience Goods 137,603 155,321 Gasoline Service Stations & Convenience 53,911 60,853 Other Stores 238,121 268,786 Total 686,846$ 775,303$

Source: McComb Group, Ltd. Total purchasing power for Delano’s current trade area was estimated at $483.6 million in 2010 and is expected to increase to $560.7 million by 2015, an annual growth rate of 3.0 percent in constant 2010 dollars. Purchasing power for shopping goods in this trade area is expected to increase from $131.6 million in 2010 to $152.6 million in 2015. Convenience goods purchasing power for this trade area was estimated at $96.9 million in 2010, estimated to increase to $112.3 million by 2015. Delano’s community trade area purchasing power is increasing at a 2.5 percent annual growth rate in constant 2010 dollars, increasing from a total purchasing power of $686.8 million in 2010 to $775.3 million by 2015. Shopping goods purchasing power, estimated at $186.9 million in 2010, is anticipated to increase to almost $211.0 million in 2015. Estimates indicate that convenience goods purchasing power is $137.6 million in 2010 and is likely to increase to $155.3 million by 2015.

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Chapter VI

DELANO RETAIL SALES AND MARKET SHARE Future sales potential is based on market share that can be achieved by Delano retail stores taking into consideration trade area households, future growth and potential competitive developments. Market share estimates for Delano are based on analysis conducted as part of this engagement, which included 1997 and 2002 retail and service sales in Delano and McComb Group knowledge of the Twin Cities retail market. Retail Sales

Limited retail sales information is available for Delano from the U.S. Census of Retail Trade for 1997 and 2002, the latest information available. Information from the 2007 Census of Retail Trade is not expected until later this year. The Retail Census reported data for 25 retailers in 1997 and 31 retailers in 2002, recognizing an increase in retail sales from $61.5 million to $88.7 million, as shown in Table 23. Liquor sales increased from $1.0 million in 1997 to $1.4 million in 2002, an annual growth rate of 7.32 percent. The number of gasoline/convenience stores remained at four; however sales increased significantly from $4.4 million in 1997 to $11.8 million in 2002. Health care and social assistance increased slightly from $5.25 million in 1997 to $5.56 million in 2002 as the number of establishments remained at seven.

Table 23

DELANO RETAIL AND SERVICES SALES: 1997 AND 2002(In Thousands of Dollars)

1997 2002 GrowthStore Type Number Dollars Number Dollars Rate

Retail Trade 25 61,456$ 31 88,672$ 7.61 %Food & Beverage Stores 5 5,404 5 DLiquor 1 1,006 1 1,432 7.32 Gasoline Stations 4 4,445 4 11,803 21.57 Motor Vehicle & Parts Dealers 10 42,803 10 42,861 0.03 Building Material and Garden Equipment and Supplies Dealers 3 6,533 3 DServicesRepair and Maintenance 6 1,293$ 8 DPersonal and Laundry Services 6 1,066 Health Care and Social Assistance 7 5,252$ 7 5,557$ 1.14 %

D: Suppressed by U.S. Census Bureau.Source: U.S. Census Bureau and McComb Group, Ltd.

Market Share

Market share for Delano retail and service establishments in 2002 is estimated in Table 24, which also contains Delano retail and service sales for 2002. Purchasing power was calculated by McComb Group. Retail sales derived from Delano’s trade areas were estimated for each retail category to determine trade area sales and market share as a percent of purchasing power. Liquor store sales were at $1.4 million in 2002 with 90 percent from the trade area resulting in $1.3 million from the trade area for a market share of 22.6 percent. Gasoline/convenience stores retail sales were at $11.8 million with 65 percent of the sales from the trade area. This results in

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trade area sales of $7.7 million, which is a market share of 32.6 percent of estimated purchasing power of $23.5 million. Inflow sales, about $4.1 million, are derived from shoppers living outside the trade area. Motor vehicle and parts dealer sales were estimated at about 60 percent or $25.7 million for a 31.1 percent market share. Ambulatory health care trade area sales were estimated at $5.0 million, representing a 19.2 percent market share.

Table 24

DELANO RETAIL AND SERVICES MARKET SHARE: 2002(In Thousands of Dollars)

Trade TradePurchasing Retail Area Area Market

Store Type Power Sales Percent Sales Share

Liquor Stores 5,708$ 1,432$ 90 % 1,289$ 22.6 %Gasoline stations 23,511 11,803 65 7,672 32.6 Motor vehicle and parts dealers 82,567 42,861 60 25,717 31.1 Ambulatory health care 26,063 5,557 90 5,001 19.2

Source: U.S. Census Bureau and McComb Group, Ltd. Future retail and service sales potential for Delano is based on market share that can be achieved taking into consideration past trends in Delano, trade area households, future growth, and potential competitive developments. Market share estimates are based on analysis conducted as part of this engagement, McComb Group’s knowledge of the Twin Cities area retail market, and assumptions contained in Table 25. Market share was estimated for each retail and service category taking into consideration past market share performance of Delano retail stores, trade area size, competitive store locations, and industry experience. Two estimates of market share and trade area sales were prepared: one for the current trade area representing Delano’s primary trade area; and a second representing a community trade area anchored by a discount store. Using the convenience goods category for the current trade area as an example, market share is estimated at 25 to 30 percent with 90 percent of the sales derived from the trade area. Food service market share is estimated at 20 percent with 75 percent of the sales being derived from the trade area. In the shopping goods category, market share ranges from 15 to 20 percent with trade area sales of 80 percent. Building materials market share is 35 percent and auto parts is 25 percent with 85 percent of the sales being derived from the trade area. Market share for services is estimated at 25 percent with 90 percent of the sales derived from the trade area, and health care is estimated at 35 percent with 85 percent of the sales from the trade area. The larger community trade area provides market potential for a community shopping area anchored by a discount store. In most categories, estimated market share is lower and percent of sales from the trade area is higher than for the current trade area. This is the result of a larger trade area with more competitive stores inside or near the trade area borders. In the convenience goods category, market share is estimated at 20 to 30 percent with 95 percent of the sales derived from the trade area. Food service and gasoline/convenience store market share is 20 percent and 30 percent, respectively, with 85 percent of the sales from the trade area. In the shopping goods category, apparel and accessories and other shopping goods stores are estimated at 20 percent

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with 80 percent of sales derived from the trade area. Furniture and home furnishing stores market share is estimated at 15 percent with 80 percent of the sales derived from the trade area. For other retail stores, such as building materials and auto parts and accessories, the estimated market shares are 50 percent and 20 percent, respectively, with 75 percent and 85 percent, respectively, in trade area sales. Services market share is 45 percent with 85 percent of sales derived from the trade area. Health care market share is estimated at 45 percent with 85 percent of sales from the trade area.

Table 25

CITY OF DELANOMARKET SHARE AND TRADE AREA SALES

Current CommunityMarket Trade Area Market Trade Area

Store Type Share Sales Share Sales

Convenience GoodsSupermarkets 30 % 90 % 25 % 95 %Other Food Stores 25 90 20 95 Drug & Proprietary 35 90 30 95 Liquor 25 90 30 95 Hardware Stores 35 90 30 95 Other Convenience Stores 25 90 30 95

Food Service 20 % 75 % 20 % 85 %

Gasoline/Convenience Stores 33 % 65 % 30 % 85 %

Shopping GoodsApparel & Accessories 20 % 80 % 20 % 80 %Furniture & Home Furnishings 15 80 15 80 Electronics & Appliances Stores 20 80 20 80 Other Shopping Goods 20 80 20 80

Other Retail StoresBuilding Materials 35 % 85 % 50 % 75 %Auto Parts & Accessories 25 85 20 85

Services 25 % 90 % 45 % 85 %

Health Care 35 % 85 % 45 % 85 %

Source: McComb Group, Ltd. Sales Potential

Estimated retail and service space demand is a two-step process. Sales potential for each retail or service category is estimated first to determine if retail sales are sufficient to support a store. Next, store size is determined based on sales productivity and typical store size for each category. This methodology is illustrated for 2010 in Tables 26 and 27. These tables use convenience goods stores as an example to illustrate how supportable square footage of retail stores and services is determined. Using supermarkets as an example, resident purchasing power in the current trade area in 2010 is estimated at $61.2 million as shown in Table 26, with market share of 30 percent results in $18.3

40

million in trade area sales. Adding inflow sales of $2.0 million, results in total estimated sales of about $20.4 million. Estimated sales potential is about $2.3 million for liquor stores and $7.4 million for drug and proprietary stores. Discount store sales potential at $19.7 million is too small to support either a Walmart or Target store.

Table 26

DELANO CURRENT AND COMMUNITY TRADE AREASRETAIL PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL; 2010

BY MERCHANDISE CATEGORY(In Thousands of Dollars)

Resident Estimated Trade Trade EstimatedPurchasing Market Area Area Other Total

Merchandise Category Power Share Sales Percent Shoppers Sales

Current Trade AreaSupermarkets 61,156$ 30 % 18,347$ 90 % 2,039$ 20,386$ Drug & Proprietary Stores 19,134 35 6,697 90 744 7,441 Hardware 3,308 35 1,158 90 129 1,287 Liquor 8,270 25 2,068 90 230 2,298 Discount Stores 35,093 45 15,792 80 3,948 19,740 Supercenters 3,308 50 1,654 80 414 2,068

Community Trade AreaSupermarkets 86,868$ 25 % 21,717$ 95 % 1,143$ 22,860$ Drug & Proprietary Stores 27,178 30 8,153 95 429 8,582 Hardware 4,699 30 1,410 95 74 1,484 Liquor 11,747 30 3,524 95 185 3,709 Discount Stores 49,847 50 24,924 75 8,308 33,232 Supercenters 4,699 50 2,350 75 783 3,133

Source: McComb Group, Ltd.

Sales potential for a community shopping area is supported by sales potential from the community trade area. Discount store purchasing power is $49.8 million, with market share estimated at 50 percent and 75 percent of the sales derived from the trade area. This results in sales potential of $33.2 million. Supermarket purchasing power is $86.9 million with market share estimated at 25 percent, which includes the grocery component of a superstore. Sales potential is $22.9 million, which is $2.5 million greater than supermarket sales potential based on the current trade area. This demonstrates how a discount store or supercenter expands sales potential by expanding the trade area. The same approach is used for other retail and service categories. Sales potential for other retail stores and services is contained in the Appendix (under separate cover). Supportable gross leasable area (GLA) for retail stores is estimated by dividing sales potential by sales per square foot productivity appropriate for each store. Supportable GLA for supermarkets is based on sales potential of $20.4 million divided by $400 per square foot, resulting in supportable square footage of 50,965 square feet, as shown in Table 27. Supportable GLA for supermarkets in the community trade area is 57,150 square feet, which could include the grocery

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department of a supercenter. Discount store supportable space is 132,928 square feet, which is larger than the size of the typical discount store. Supportable store space increases for other categories due to the larger trade area and additional shoppers attracted by a discount store.

Table 27

DELANO CURRENT AND COMMUNITY TRADE AREASRETAIL SALES POTENTIAL AND SUPPORTABLE SPACE; 2010

BY MERCHANDISE CATEGORY

EstimatedSales Sales Supportable Median

Merchandise Category Potential Per Sq. Ft. Square Feet Store Size

Current Trade AreaSupermarkets 20,386,000$ 400$ 50,965 52,500 Drug & Proprietary Stores 7,441,000 460 16,176 11,700 Hardware 1,287,000 185 6,957 7,857 Liquor 2,298,000 375 6,128 2,900 Discount Stores 19,740,000 250 78,960 110,000 Supercenters 2,068,000 450 4,596 185,000

Community Trade AreaSupermarkets 22,860,000$ 400$ 57,150 52,500 Drug & Proprietary Stores 8,582,000 460 18,657 11,700 Hardware 1,484,000 185 8,022 7,857 Liquor 3,709,000 375 9,891 2,900 Discount Stores 33,232,000 250 132,928 110,000 Supercenters 3,133,000 450 6,962 185,000

Source: McComb Group, Ltd. The last column in this table contains the median store size from Dollars & Cents of Shopping Centers, published by the Urban Land Institute, for each store type. Median store size indicates a typical size for a store in each retail category. To the extent that supportable square footage is about the same as the median store size or larger, sales potential exists to support that store type. Complete tables showing supportable square footage by retail and service category for each target year are contained in the Appendix. Retail GLA supported by estimated sales potential for each retail store category is based on estimated sales per square foot (in 2010 dollars) by store type. Sales per square foot estimates are derived from median store sales per square foot for each tenant type contained in Dollars & Cents of Shopping Centers, 2008. Supportable GLA is calculated by dividing sales potential by sales per square foot. This analysis was used to provide an estimate of the supportable square footage in each retail store category. The detailed tables resulting from these calculations are contained in Appendix C and D for 2010 and 2015. The results of this analysis are summarized in Chapter VII.

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Chapter VII

RETAIL AND SERVICE POTENTIAL Delano is a growing community located in the western Minneapolis-St. Paul Metropolitan Area. Factors that support additional retail stores in Delano based on its current trade area include:

♦ Delano’s current trade area population increased at a 1.75 percent annual growth rate between 2000 and 2010 to 33,324.

♦ Current trade area population is estimated to increase to 36,569 in 2015, a 1.88 percent annual growth rate.

♦ Current trade area households increased from 9,784 in 2000 to 12,206 in 2010, an annual growth rate of 2.24 percent.

♦ Households are estimated to reach over 13,100 in 2015, a 1.5 percent annual growth rate.

♦ Average household income is estimated at $89,836 in 2010 and is expected to increase to $97,492 in 2015. Average household income is five percent above the MSA average.

♦ Twenty-seven percent of current trade area households have incomes above $100,000 in 2010 and are estimated to increase to 31.5 percent in 2015.

♦ Eleven percent of the households are expected to have incomes above $150,000 in 2015. Delano’s location in the western exurban area northwest of Lake Minnetonka makes its trade area ideal for continued estate home and hobby farms. The recently completed TH-12 improvements in Long Lake, Orono and Delano have improved access from the east. Target Corporation has proposed to build a conventional discount store east of Coborn’s supermarket. This will increase the size of Delano’s trade area by creating a community center draw. Characteristics of this larger community trade area include:

♦ Trade area population increased by 6,631 between 2000 and 2010, an annual growth rate of 1.5 percent.

♦ Trade area population in 2010 was estimated at 49,039, 47 percent larger than Delano’s current trade area.

♦ Trade area population is expected to increase to 52,270 in 2015, a 1.3 percent annual growth rate.

♦ Households were estimated at 18,030 in 2010 and are estimated to increase to 18,900 in 2015.

♦ Average household income is estimated at $85,116 in 2010 and is expected to increase to $92,777 in 2015.

♦ Households with incomes above $100,000 are estimated at 4,461 in 2010 and are expected to increase by 22 percent to over 5,400 in 2015.

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Delano’s many positive attributes and trade area growth provide support for expanded retail stores, restaurants and services. Retail Potential

Delano has the potential to support additional retail stores, restaurants, and services, particularly if a discount store is constructed. Some of this potential may be absorbed by small store development next to Target. Estimated Delano supportable square feet by retail store and service establishments for 2010 and 2015 for the current trade area and community trade area are contained in Tables 28 and 29. Supportable square feet increase rapidly due to trade area growth. These tables also contain the range of store size in square feet of GLA from Dollars & Cents of Shopping Centers. For most categories, the median store size is bracketed by high and low square feet. The low represents the smallest size store that is likely to be economically viable. In most situations, stores of less than 1,200 square feet are not feasible unless sales per square foot are above average. These tables represent total supportable square feet, which also includes existing stores, if any, in each category. Existing store space should be deducted to determine demand for additional stores. Current Trade Area Supportable Space

Supportable GLA for the current trade area confirms supports for additional stores and services in Delano, as shown in Table 28. Retail store demand is shown for shopping goods, convenience goods, other retail stores, services, and health care. Recent development in Delano has filled most of the current demand for retail stores in the convenience goods category. Market demand exists for additional full service and limited service restaurants, as well as another convenience store with gasoline, as shown in Table 28a. By 2015, demand increases further in the food service and florist categories. In the other categories, growth is likely to be reflected in increased sales.

Table 28a

DELANO CURRENT TRADE AREA CONVENIENCE GOODS SUPPORTABLE SPACEBY MERCHANDISE CATEGORY: 2010 AND 2015

(Gross Leasable Area)

Store SizeMerchandise Category 2010 2015 High Median Low

Food Stores Supermarkets 50,965 59,095 69,462 52,419 31,245 Specialty food stores 2,050 2,380 6,000 2,400 1,188 Baked Goods 200 232 3,285 1,834 1,191

Other Convenience Goods Drug & proprietary stores 16,176 18,757 23,714 11,700 8,280 Hardware 6,957 8,065 27,743 13,831 5,638 Liquor 6,128 7,104 7,210 2,856 1,305 Florist 3,295 3,821 5,396 1,600 766 Food/health supplement stores 836 968 1,968 1,234 1,200

Food Service Full-service restaurants 16,425 19,044 9,775 4,500 2,000 Limited service restaurants 10,908 12,648 3,400 3,000 1,335 Snack & beverage places 2,267 2,627 2,495 1,500 850

Gasoline Svs Stations/Conv. Gas/Convenience food stores 12,353 14,324 6,571 2,400 1,451


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Shopping goods is the retail category that includes general merchandise, apparel and accessories, furniture and home furnishings, electronics and appliances, and other shopping goods specialty stores. These are the types of stores typically found in regional malls, but are also located in other shopping areas. Supportable GLA for the shopping goods category in the current trade area, contained in Table 28b, shows support for a dollar store, but not a discount store or department store.

Table 28b

DELANO CURRENT TRADE AREA SHOPPING GOODS AND OTHER RETAIL STORES SUPPORTABLE SPACEBY MERCHANDISE CATEGORY: 2010 AND 2015



SHOPPING GOODSGeneral Merchandise Discount stores 78,960 91,556 127,987 92,681 70,000 Department Stores 14,707 17,049 192,195 104,560 51,125 Dollar stores 7,444 8,632 11,212 8,400 3,200

Apparel & Accessories Clothing Stores Mens and boys 914 1,064 5,635 4,000 2,002 Womens clothing 4,865 5,640 8,740 4,200 2,074 Family clothing 8,858 10,269 28,228 8,000 2,374 Clothing accessories stores 272 314 2,001 1,400 918 Shoe Stores Family shoe stores 2,171 2,514 10,234 3,388 2,021 Athletic footwear 1,023 1,189 11,314 3,284 1,535

Furniture & Home Furnishings Furniture 5,515 6,396 36,712 7,927 3,108 Floor coverings 4,324 5,013 7,819 3,593 1,229 All other home furnishings stores 5,109 5,920 6,500 3,570 2,868

Electronics & Appliances Stores Radio, tv & electronics stores 9,130 10,583 44,446 2,526 1,789 Computers and Software, Music, computers & other electronics 1,329 1,541 25,600 3,388 997

Other Shopping Goods Sporting goods 7,150 8,295 44,116 7,500 2,238 General Line Sporting Gds. 3,075 3,565 28,128 5,850 3,765 Specialty Line Sporting Gds. 3,627 4,204 4,356 2,449 1,097 Stationery Stores and Office Supply 1,816 2,107 2,247 1,033 585 Jewelry stores 2,372 2,751 3,410 1,450 790 Hobby, toy & game 3,194 3,703 25,861 4,050 1,604 Gift, novelty & souvenirs 4,767 5,533 7,015 4,422 2,369 Sewing, needlework & piece goods 2,800 3,240 19,299 12,202 2,678 Optical goods stores 1,155 1,341 4,068 1,561 885 Cosmetics, beauty supplies & perfume 622 722 6,235 1,953 1,102 All other health & personal care 1,505 1,745 3,084 1,786 697

OTHER RETAIL STORESBuilding Materials & Garden Supplies Home centers 18,529 23,871 135,833 95,173 8,981 Paint, glass & wallpaper 3,027 3,507 5,028 3,533 2,348 Other building materials dealers 36,409 42,218 N/A N/A N/A Outdoor power equipment 4,050 4,690 N/A N/A N/A Retail nurseries, lawn & garden 17,310 20,070 N/A 15,000 N/A

Motor Vehicles & Parts Dealers Auto parts & accessories stores 6,640 7,700 13,000 6,500 2,232 Tire dealers 4,140 4,805 5,000 2,500 1,500


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Apparel and accessories is a category that is currently represented by two stores in Delano. Women’s clothing, family clothing, family shoes, and athletic footwear indicate potential demand. This demand could be met by combining categories in one store. At the present time, Delano does not have an offering of family clothing and shoes. A recent trend in apparel retailing is for stores to expand their offerings to include accessories and beauty products to build sales volume. Accessories, costume jewelry, cosmetics, perfume, and personal care items are complementary categories. Some apparel stores have added decorative accessories, other small home furnishings items, and gifts. This same approach can be utilized in the home furnishings category where there is a wide variety of merchandise that can be mixed with other categories to create unique retail stores. Other shopping goods categories with potential include jewelry stores and gift, novelty, and souvenirs. Other shopping goods categories could be included with existing stores or combined to create a store. Retail demands increases between 2010 and 2015 for all of the shopping goods and other retail store categories. Delano has a fairly extensive array of services for those categories that can be supported by its trade area, as shown in Table 28c. There does appear to be an opportunity for children’s day care facilities, additional physical fitness facilities, and professional offices.

Table 28c

DELANO CURRENT TRADE AREA SERVICES SUPPORTABLE SPACEBY SERVICES CATEGORY, 2010 AND 2015


Store SizeCategory 2010 2015 High Median Low

Personal Care Services Barber shops 195 235 1,422 788 455 Beauty Shops 6,479 7,958 3,480 1,400 900 Nail salons 645 800 1,807 1,200 773

Other Personal ServicesChild Day Care Services 16,470 20,210 7,495 5,050 3,059 Photographic Studios 1,876 2,302 2,550 1,866 990 Veterinarian Services 4,582 5,627 2,701 2,122 1,346 Pet Care 2,053 2,520 1,200

Rental and Leasing Formalwear & costume rental 216 263 1,773 1,046 763

Recreation Physical fitness facilities 21,538 26,438 32,170 6,448 1,433

Professional ServicesProfessional Service Offices 15,167 18,620 6,264 2,092 711

Automotive Repair and Maintenance General automotive repair 13,270 16,295 10,624 6,200 2,400 Paint or body repair shops 9,420 11,570 Automotive glass replacement 2,885 3,540 Automotive oil change & lubrication shops 1,385 1,700 Carwashes 1,735 2,125

Health Care Offices of physicians Offices of physicians (except mental health specialists) 24,926 28,905 4,008 1,652 969 Offices of physicians, mental health specialists 575 663 1,800Offices of dentists 13,147 15,246 1,700Offices of chiropractors 3,032 3,516 1,600Offices of optometrists 1,076 1,248 4,347 1,620 1,074 Offices of mental health practitioners (except physicians) 744 863 1,800


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Community Trade Area Supportable Space

Development of a discount store will result in a larger trade area and additional traffic. This increases supportable GLA and the number of stores that can locate in Delano. In some cases, supportable square footage increases as a result of the additional draw, but not by enough to support a new store. This is true in most of the convenience goods categories, as shown in Table 29a. A conventional discount store with an expanded food area would compete with Coborn’s. Discount store shoppers may visit Coborn’s to purchase items not found at Target. In the other convenience goods category, supportable GLA does not increase by an amount that would justify additional stores except in the health food supplement category. Supportable GLA in all food service categories would increase as would gasoline service station/convenience stores.

Table 29a

DELANO COMMUNITY TRADE AREA CONVENIENCE GOODS SUPPORTABLE SPACEBY MERCHANDISE CATEGORY: 2010 AND 2015



Food Stores Supermarkets 57,150 64,508 69,462 52,419 31,245 Specialty food stores 2,205 2,490 6,000 2,400 1,188 Baked Goods 216 240 3,285 1,834 1,191

Other Convenience Goods Drug & proprietary stores 18,657 21,059 23,714 11,700 8,280 Hardware 8,022 9,054 27,743 13,831 5,638 Liquor 9,891 11,165 7,210 2,856 1,305 Florist 3,800 4,289 5,396 1,600 766 Food/health supplement stores 964 1,088 1,968 1,234 1,200

Food Service Full-service restaurants 20,586 26,333 9,775 4,500 2,000 Limited service restaurants 13,670 17,490 3,400 3,000 1,335 Snack & beverage places 2,837 3,630 2,495 1,500 850

Gasoline Svs Stations/Conv. Gas/Convenience food stores 12,199 16,719 6,571 2,400 1,451

Source: McComb Group, Ltd. In the shopping goods category, supportable GLA increases in all categories, generating additional support for shopping goods stores. The larger trade area increases discount stores supportable GLA -- 133,000 square feet in 2010 increasing to over 150,000 square feet in 2015, as shown in Table 29b. This change in supportable GLA will be reflected in increased discount store sales. Apparel and accessories supportable square footage increases in all categories. Comments earlier about apparel and accessories, furniture and home furnishings, and other shopping goods stores are applicable for the community trade area, and the potential is larger. In the other retail store category, combining the GLA for home centers and other building materials dealers, and retail nurseries, lawn and garden increases supportable GLA to about 125,000 square feet in 2010 to about 140,000 square feet in 2015. This may be attractive to a home center such as Menards, Lowes, or Home Depot.

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Table 29b

DELANO COMMUNITY TRADE AREA SHOPPING GOODS AND OTHER RETAIL STORES SUPPORTABLE SPACEBY MERCHANDISE CATEGORY: 2010 AND 2015



SHOPPING GOODSGeneral Merchandise Discount stores 132,928 150,044 127,987 92,681 70,000 Department Stores 27,844 31,431 192,195 104,560 51,125 Dollar stores 12,532 14,144 11,212 8,400 3,200

Apparel & Accessories Clothing Stores Mens and boys 1,300 1,468 5,635 4,000 2,002 Womens clothing 6,905 7,795 8,740 4,200 2,074 Family clothing 12,577 14,196 28,228 8,000 2,374 Clothing accessories stores 383 431 2,001 1,400 918 Shoe Stores Family shoe stores 3,086 3,480 10,234 3,388 2,021 Athletic footwear 1,451 1,634 11,314 3,284 1,535

Furniture & Home Furnishings Furniture 7,831 8,842 36,712 7,927 3,108 Floor coverings 6,138 6,929 7,819 3,593 1,229 All other home furnishings stores 7,257 8,194 6,500 3,570 2,868

Electronics & Appliances Stores Radio, tv & electronics stores 12,963 14,633 44,446 2,526 1,789 Computers and Software, Music, computers & other electronics 1,888 2,131 25,600 3,388 997

Other Shopping Goods Sporting goods 10,155 11,470 44,116 7,500 2,238 General Line Sporting Gds. 4,365 4,925 28,128 5,850 3,765 Specialty Line Sporting Gds. 5,151 5,813 4,356 2,449 1,097 Stationery Stores and Office Supply 2,584 2,915 2,247 1,033 585 Jewelry stores 3,369 3,803 3,410 1,450 790 Hobby, toy & game 4,537 5,120 25,861 4,050 1,604 Gift, novelty & souvenirs 6,773 7,640 7,015 4,422 2,369 Sewing, needlework & piece goods 3,960 4,480 19,299 12,202 2,678 Optical goods stores 1,641 1,855 4,068 1,561 885 Cosmetics, beauty supplies & perfume 884 997 6,235 1,953 1,102 All other health & personal care 2,138 2,411 3,084 1,786 697

OTHER RETAIL STORESBuilding Materials & Garden Supplies Home centers 33,143 37,409 135,833 95,173 8,981 Paint, glass & wallpaper 4,178 4,716 5,028 3,533 2,348 Other building materials dealers 70,329 79,382 N/A N/A N/A Outdoor power equipment 4,930 5,560 N/A N/A N/A Retail nurseries, lawn & garden 21,070 23,780 N/A 15,000 N/A

Motor Vehicles & Parts Dealers Auto parts & accessories stores 7,545 8,520 13,000 6,500 2,232 Tire dealers 4,705 5,310 5,000 2,500 1,500

Source: McComb Group, Ltd. Demand for all service categories expands with the community trade area, as shown in Table 29c. Increased growth and a larger trade area indicate growing demand in the health care category.

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Table 29c

DELANO COMMUNITY TRADE AREA SERVICES SUPPORTABLE SPACEBY SERVICES CATEGORY, 2010 AND 2015


Store SizeCategory 2010 2015 High Median Low

Personal Care Services Barber shops 505 570 1,422 788 455 Beauty Shops 17,016 19,205 3,480 1,400 900 Nail salons 1,700 1,927 1,807 1,200 773

Other Personal ServicesChild Day Care Services 37,750 42,610 7,495 5,050 3,059 Photographic Studios 4,298 4,851 2,550 1,866 990 Veterinarian Services 10,507 11,858 2,701 2,122 1,346 Pet Care 4,707 5,307 1,200

Rental and Leasing Formalwear & costume rental 315 359 1,773 1,046 763

Recreation Physical fitness facilities 40,413 45,613 32,170 6,448 1,433

Professional ServicesProfessional Service Offices 22,133 24,983 6,264 2,092 711

Automotive Repair and Maintenance General automotive repair 27,665 31,230 10,624 6,200 2,400 Paint or body repair shops 19,645 22,175 Automotive glass replacement 6,020 6,790 Automotive oil change & lubrication shops 2,890 3,260 Carwashes 3,610 4,075

Health Care Offices of physicians Offices of physicians (except mental health specialists) 61,839 69,800 4,008 1,652 969 Offices of physicians, mental health specialists 1,418 1,600 1,800Offices of dentists 23,295 26,295 1,700Offices of chiropractors 5,368 6,060 1,600Offices of optometrists 1,904 2,152 4,347 1,620 1,074 Offices of mental health practitioners (except physicians) 1,316 1,488 1,800

Source: McComb Group, Ltd. Summary

Market analysis has indicated demand for additional retail, food service, and service establishments. The challenge is how to accommodate these new businesses in retail buildings that meet their space needs and will reflect the image the retailer desires. With new buildings, this is relatively easy. With older buildings, it is more challenging. Most of Downtown Delano’s businesses are located on River Street or Bridge Avenue, a very compact and walkable area. Many of these retail buildings, however, will need store front and interior improvements to attract new tenants. In the Highway area, locations for additional retail stores need to be identified that will meet retailers’ visibility and access needs. The recent high water in Delano had a beneficial side effect of attracting spectators and increasing sales for some Downtown businesses. This reinforces the fact that events can attract people (potential customers) to Delano and benefit local businesses. Efforts should be initiated to increase the number of events that occur in Delano.

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Appendices

CITY OF DELANO


Prepared for

City of Delano

March 2010

Copyright © 2008 by McComb Group, Ltd.

Appendices

CITY OF DELANO


Prepared for

City of Delano

Prepared by

McComb Group, Ltd.

March 2010

APPENDIX A

DEMOGRAPHIC CHARACTERISTICS

Table A-1 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA; Population and Households: 1990 and 2000 Census; 2010 and 2015 Estimated

Table A-2 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA;

Average and Median Household Incomes: 1990 and 2000 Census; 2010 and 2015 Estimated


Household Income: 1990 and 2000 Census; 2010 and 2015 Estimated Table A-4 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA;

Households, Families and Household Size: 1990 and 2000 Census; 2010 and 2015 Estimated


Educational Attainment: 1990 and 2000 Census; 2010 and 2015 Estimated Table A-6 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA;

Gender and Marital Status: 1990 and 2000 Census; 2010 and 2015 Estimated Table A-7 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA;

Age Distribution: 1990 and 2000 Census; 2010 and 2015 Estimated Table A-8 Delano Current and Community Trade Areas and Minneapolis-St. Paul MSA;

Ethnicity: 1990 and 2000 Census; 2010 and 2015 Estimated

Table A-1

DELANO CURRENT AND COMMUNITY TRADE AREASAND MINNEAPOLIS-ST. PAUL MSA

POPULATION AND HOUSEHOLDS: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED

Population HouseholdsRate of Rate of

Trade Area / Year Number Change Number Change

CURRENT TRADE AREA1990 23,403 N/A 7,868 N/A2000 28,018 1.82 % 9,784 2.20 %2010 E 33,324 1.95 12,206 2.49 2015 E 36,569 1.88 13,138 1.48

COMMUNITY TRADE AREA1990 36,097 N/A 12,231 N/A2000 42,408 1.62 % 14,878 1.98 %2010 E 49,039 1.63 18,030 2.16 2015 E 52,270 1.28 18,892 0.94

MINNEAPOLIS-ST. PAUL MSA1990 2,542,631 N/A 961,627 N/A2000 2,968,806 1.56 % 1,136,615 1.69 %2010 E 3,279,095 1.11 1,280,735 1.34 2015 E 3,442,837 0.98 1,335,492 0.84

N/A: Not Available.E: Estimated.

Source: U.S. Census, Scan/US and McComb Group, Ltd.

Table A-2


AVERAGE AND MEDIAN HOUSEHOLD INCOMES1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED

Current Community Minneapolis-Trade Trade St. Paul

Income Type / Year Area Area MSA

Average Household Income1990 42,920$ 40,549$ 43,703$ 2000 74,300 69,764 67,713 2010 E 89,836 85,116 85,786 2015 E 97,492 92,777 92,374

Median Household Income1990 37,462$ 35,109$ 37,631$ 2000 58,696 55,555 54,734 2010 E 70,954 67,327 64,629 2015 E 76,510 73,022 69,109

E: Estimated.


Table A-3


HOUSEHOLD INCOME: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED

1990 2000 2010 E 2015 ENumber Percent Number Percent Number Percent Number Percent

CURRENT TRADE AREAHouseholds 7,868 N/A 9,784 N/A 12,206 N/A 13,138 N/AAverage Size 2.94 N/A 2.83 N/A 2.70 N/A 2.76 N/A

Household Income Median 37,462$ N/A 58,696$ N/A 70,954$ N/A 76,510$ N/A

Average 42,920$ N/A 74,300$ N/A 89,836$ N/A 97,492$ N/AHouseholds Above $50,000 2,194 28.1 % 5,796 59.3 % 8,414 69.0 % 9,547 72.7 %Households Above $75,000 742 9.5 3,219 33.0 5,624 46.1 6,729 51.3

Income DistributionLess than $15,000 1,112 14.2 % 750 7.7 % 720 5.9 % 676 5.1 %$15,000 - $24,999 1,133 14.5 745 7.6 670 5.5 640 4.9 $25,000 - $34,999 1,422 18.2 1,026 10.5 934 7.7 848 6.5 $35,000 - $49,999 1,945 24.9 1,450 14.8 1,451 11.9 1,414 10.8 $50,000 - $74,999 1,452 18.6 2,577 26.4 2,791 22.9 2,818 21.5 $75,000 - $99,999 468 6.0 1,561 16.0 2,276 18.7 2,598 19.8 $100,000 - $149,999 183 2.3 1,128 11.6 2,196 18.0 2,682 20.4 $150,000 + 91 1.2 530 5.4 1,152 9.5 1,449 11.0

COMMUNITY TRADE AREAHouseholds 12,231 N/A 14,878 N/A 18,030 N/A 18,892 N/AAverage Size 2.91 N/A 2.81 N/A 2.69 N/A 2.74 N/A


Average 40,549$ N/A 69,764$ N/A 85,116$ N/A 92,777$ N/AHouseholds Above $50,000 3,022 25.0 % 8,245 55.5 % 11,877 66.0 % 13,228 70.1 %Households Above $75,000 988 8.2 4,328 29.1 7,708 42.8 9,091 48.2

Income DistributionLess than $15,000 2,086 17.3 % 1,334 9.0 % 1,240 6.9 % 1,125 6.0 %$15,000 - $24,999 1,904 15.8 1,317 8.9 1,153 6.4 1,041 5.5 $25,000 - $34,999 2,214 18.3 1,561 10.5 1,395 7.8 1,250 6.6 $35,000 - $49,999 2,860 23.7 2,393 16.1 2,336 13.0 2,226 11.8 $50,000 - $74,999 2,034 16.8 3,917 26.4 4,169 23.2 4,137 21.9 $75,000 - $99,999 612 5.1 2,194 14.8 3,247 18.0 3,654 19.4 $100,000 - $149,999 242 2.0 1,468 9.9 2,989 16.6 3,621 19.2 $150,000 + 134 1.1 666 4.5 1,472 8.2 1,817 9.6

MINNEAPOLIS-ST. PAUL MSAHouseholds 961,627 N/A 1,136,615 N/A 1,280,735 N/A 1,335,492 N/AAverage Size 2.59 N/A 2.56 N/A 2.51 N/A 2.53 N/A


Average 43,703$ N/A 67,713$ N/A 85,786$ N/A 92,374$ N/AHouseholds Above $50,000 296,835 30.9 % 623,000 54.8 % 802,640 62.7 % 869,535 65.1 %Households Above $75,000 107,842 11.2 357,670 31.5 546,411 42.7 618,161 46.3

Income DistributionLess than $15,000 158,760 16.5 % 104,519 9.2 % 110,697 8.6 % 113,214 8.5 %$15,000 - $24,999 145,590 15.2 104,638 9.2 94,468 7.4 91,843 6.9 $25,000 - $34,999 151,645 15.8 125,123 11.0 105,972 8.3 99,323 7.4 $35,000 - $49,999 206,924 21.6 179,335 15.8 166,958 13.0 161,577 12.1 $50,000 - $74,999 188,993 19.7 265,330 23.3 256,229 20.0 251,374 18.8 $75,000 - $99,999 59,873 6.2 165,629 14.6 199,789 15.6 211,845 15.9 $100,000 - $149,999 30,705 3.2 124,954 11.0 210,847 16.5 244,272 18.3 $150,000 + 17,264 1.8 67,087 5.9 135,775 10.6 162,044 12.1

N/A: Not Available or Not Applicable.E: Estimated.


Table A-4


HOUSEHOLDS, FAMILIES AND HOUSEHOLD SIZE; 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED

1990 2000 2010 E 2015 E Number Percent Number Percent Number Percent Number Percent

CURRENT TRADE AREAHouseholds 7,868 9,784 12,206 13,138 Families 6,203 7,515 9,120 9,774 As Percent of Households 78.8 % 76.8 % 74.7 % 74.4 %

Household Size1 Person N/A N/A % 1,795 18.4 % 2,402 19.7 % 2,649 20.2 %2 Persons N/A N/A 3,191 32.6 4,227 34.6 4,297 32.7 3-4 Persons N/A N/A 3,550 36.3 4,201 34.4 4,580 34.9 5+ Persons N/A N/A 1,242 12.7 1,371 11.2 1,608 12.2

Average Household Size 2.94 2.83 2.70 2.76

COMMUNITY TRADE AREAHouseholds 12,231 14,878 18,030 18,892 Families 9,501 11,310 13,354 13,913 As Percent of Households 77.7 % 76.0 % 74.1 % 73.6 %

Household Size1 Person N/A N/A % 2,871 19.3 % 3,740 20.7 % 4,006 21.2 %2 Persons N/A N/A 4,897 32.9 6,264 34.7 6,228 33.0 3-4 Persons N/A N/A 5,185 34.8 5,956 33.0 6,321 33.5 5 + Persons N/A N/A 1,910 12.8 2,057 11.4 2,329 12.3


MINNEAPOLIS-ST. PAUL MSAHouseholds 961,627 1,136,615 1,280,735 1,335,492 Families 649,907 744,303 824,168 850,313 As Percent of Households 67.6 % 65.5 % 64.4 % 63.7 %

Household Size1 Person N/A N/A % 303,050 26.7 % 366,329 28.6 % 396,321 29.7 %2 Persons N/A N/A 370,926 32.6 407,693 31.8 402,986 30.2 3-4 Persons N/A N/A 348,717 30.7 382,664 29.9 399,450 29.9 5 + Persons N/A N/A 113,922 10.0 124,049 9.7 136,735 10.2




Table A-5


EDUCATIONAL ATTAINMENT: 1990 AND 2000 CENSUS; 2009 AND 2014 ESTIMATED

1990 2000 2010 E 2015 EAttainment Number Percent Number Percent Number Percent Number Percent

CURRENT TRADE AREANo College 5,829 51.4 % 5,945 38.1 % 6,879 34.3 % 7,112 32.0 %Some College/2 yr. Degree 3,653 32.2 5,824 37.4 7,297 36.3 8,046 36.2 College Graduate 1,413 12.5 2,921 18.7 4,421 22.0 5,241 23.6 Graduate School 450 4.0 901 5.8 1,486 7.4 1,803 8.1

COMMUNITY TRADE AREANo College 9,218 53.6 % 9,426 40.8 % 10,733 36.5 % 10,800 34.1 %Some College/2 yr. Degree 5,266 30.6 8,500 36.8 10,632 36.2 11,497 36.3 College Graduate 2,079 12.1 3,906 16.9 5,952 20.3 6,926 21.9 Graduate School 621 3.6 1,244 5.4 2,061 7.0 2,435 7.7

MINNEAPOLIS-ST. PAUL MSANo College 494,213 35.2 % 482,956 28.0 % 528,250 26.2 % 542,394 25.3 %Some College/2 yr. Degree 475,234 33.9 606,761 35.2 667,892 33.2 691,494 32.2 College Graduate 309,463 22.1 440,355 25.6 552,434 27.4 607,784 28.3 Graduate School 123,146 8.8 192,417 11.2 265,659 13.2 303,929 14.2



Table A-6


GENDER AND MARITAL STATUS: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED

1990 2000 2010 E 2015 EEthnicity Number Percent Number Percent Number Percent Number Percent

CURRENT TRADE AREAGender

Male 11,804 50.4 % 14,107 50.3 % 16,815 50.5 % 18,487 50.6 %Female 11,599 49.6 13,911 49.7 16,510 49.5 18,082 49.4

Marital StatusSingle 6,123 35.8 % 418 4.6 % 440 4.5 % 2,041 21.6 %Single With Children N/A N/A 1,172 12.9 1,408 14.4 4,254 45.0 Married 10,996 64.2 7,525 82.6 7,924 81.1 3,159 33.4

COMMUNITY TRADE AREAGender

Male 18,175 50.4 21,314 50.3 24,688 50.3 26,352 50.4 Female 17,922 49.6 21,094 49.7 24,352 49.7 25,918 49.6

Marital StatusSingle 9,488 35.8 % 650 4.9 % 668 4.8 % 2,989 20.9 %Single With Children N/A N/A 1,665 12.5 1,962 14.1 6,535 45.7 Married 16,998 64.2 11,031 82.7 11,279 81.1 4,773 33.4

MINNEAPOLIS-ST. PAUL MSAGender

Male 1,243,912 48.9 % 1,466,277 49.4 % 1,633,555 49.8 % 1,721,383 50.0 %Female 1,298,719 51.1 1,502,529 50.6 1,645,540 50.2 1,721,454 50.0

Marital StatusSingle 880,727 44.8 % 49,097 6.6 % 55,309 6.7 % 57,456 6.8 %Single With Children N/A N/A 102,069 13.7 125,767 15.3 136,629 16.1 Married 1,085,734 55.2 593,137 79.7 643,092 78.0 656,228 77.2



Table A-7


AGE DISTRIBUTION: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED

1990 2000 2010 E 2015 EAge Distribution Number Percent Number Percent Number Percent Number Percent

CURRENT TRADE AREAUnder 5 2,065 8.8 % 2,147 7.7 % 2,704 8.1 % 3,000 8.2 %5 - 9 2,215 9.5 2,349 8.4 2,501 7.5 2,903 7.9 10 - 14 2,040 8.7 2,505 8.9 2,463 7.4 2,738 7.5 15 - 19 1,694 7.2 2,171 7.8 2,281 6.8 2,482 6.8 20 - 24 1,442 6.2 1,325 4.7 1,906 5.7 2,140 5.9 25 - 34 4,163 17.8 3,702 13.2 4,442 13.3 4,228 11.6 35 - 44 3,818 16.3 5,397 19.3 5,017 15.1 5,171 14.1 45 - 54 2,485 10.6 3,977 14.2 5,357 16.1 5,536 15.1 55 - 64 1,487 6.4 2,250 8.0 3,799 11.4 4,790 13.1 65 - 74 1,054 4.5 1,124 4.0 1,654 5.0 2,272 6.2 75 + 928 4.0 1,056 3.8 1,196 3.6 1,305 3.6

25 - 64 11,953 51.1 % 15,326 54.7 % 18,615 55.9 % 19,724 53.9 %65 and Over 1,982 8.5 2,180 7.8 2,850 8.6 3,577 9.8

COMMUNITY TRADE AREAUnder 5 3,069 8.5 % 3,307 7.8 % 3,976 8.1 % 4,257 8.1 %5 - 9 3,354 9.3 3,611 8.5 3,680 7.5 4,140 7.9 10 - 14 3,181 8.8 3,863 9.1 3,639 7.4 3,904 7.5 15 - 19 2,590 7.2 3,332 7.9 3,395 6.9 3,574 6.8 20 - 24 2,104 5.8 1,974 4.7 2,794 5.7 3,066 5.9 25 - 34 6,094 16.9 5,350 12.6 6,294 12.8 5,812 11.1 35 - 44 5,698 15.8 7,847 18.5 7,103 14.5 7,137 13.7 45 - 54 3,735 10.3 5,967 14.1 7,833 16.0 7,861 15.0 55 - 64 2,496 6.9 3,324 7.8 5,440 11.1 6,664 12.8 65 - 74 1,948 5.4 1,910 4.5 2,752 5.6 3,597 6.9 75 + 1,829 5.1 1,904 4.5 2,125 4.3 2,249 4.3

25 - 64 18,023 49.9 % 22,488 53.1 % 26,671 54.4 % 27,474 52.6 %65 and Over 3,777 10.5 3,814 9.0 4,877 9.9 5,845 11.2

MINNEAPOLIS-ST. PAUL MSAUnder 5 206,374 8.1 % 212,810 7.2 % 145,808 4.5 % 257,571 7.5 %5 - 9 197,835 7.8 225,355 7.6 100,485 3.1 241,628 7.0 10 - 14 171,935 6.8 225,652 7.6 38,650 1.2 226,225 6.6 15 - 19 162,011 6.4 209,863 7.1 241,427 7.5 222,094 6.5 20 - 24 193,055 7.6 193,790 6.5 224,371 7.0 222,413 6.5 25 - 34 511,549 20.1 457,105 15.4 220,289 6.9 430,365 12.5 35 - 44 415,664 16.3 528,024 17.8 221,074 6.9 449,659 13.1 45 - 54 253,035 10.0 405,724 13.7 212,966 6.6 503,221 14.6 55 - 64 180,490 7.1 225,540 7.6 435,078 13.6 455,993 13.2 65 - 74 139,086 5.5 145,808 4.9 473,314 14.7 270,393 7.9 75 + 111,458 4.4 139,135 4.7 896,538 27.9 163,275 4.7

25 - 64 1,360,738 53.5 % 1,616,393 54.4 % 1,089,407 33.9 % 1,839,238 53.4 %65 and Over 250,544 9.9 284,943 9.6 1,369,852 42.7 433,668 12.6

E: Estimated.


Table A-8


ETHNICITY: 1990 AND 2000 CENSUS; 2010 AND 2015 ESTIMATED

1990 2000 2010 E 2015 EEthnicity Number Percent Number Percent Number Percent Number Percent

CURRENT TRADE AREACaucasian 23,136 98.9 % 27,458 98.0 % 31,927 95.8 % 34,720 94.9 %African-American 33 0.1 86 0.3 581 1.7 892 2.4Native American 102 0.4 71 0.3 123 0.4 146 0.4Asian/Pacific Islander 82 0.4 138 0.5 426 1.3 502 1.4Other 48 0.2 265 0.9 268 0.8 309 0.8

Hispanic (any race) 131 0.6 % 287 1.0 % 629 1.9 % 799 2.2 %

COMMUNITY TRADE AREACaucasian 35,763 98.9 % 41,574 98.0 % 47,106 96.1 % 49,688 95.1 %African-American 38 0.1 115 0.3 780 1.6 1,172 2.2Native American 116 0.3 103 0.2 172 0.4 197 0.4Asian/Pacific Islander 198 0.5 195 0.5 577 1.2 661 1.3Other 58 0.2 421 1.0 405 0.8 552 1.1

Hispanic (any race) 163 0.5 % 452 1.1 % 938 1.9 % 1,168 2.2 %

MINNEAPOLIS-ST. PAUL MSACaucasian 2,347,622 92.3 % 2,556,851 86.1 % 2,797,335 85.3 % 2,902,837 84.3 %African-American 90,071 3.5 157,963 5.3 222,947 6.8 248,966 7.2Native American 24,267 1.0 21,590 0.7 27,257 0.8 29,126 0.8Asian/Pacific Islander 65,618 2.6 124,025 4.2 169,594 5.2 190,263 5.5Other 15,053 0.6 108,377 3.7 61,962 1.9 71,645 2.1

Hispanic (any race) 37,942 1.5 % 99,121 3.3 % 164,415 5.0 % 196,561 5.7 %

E: Estimated.


Appendix B

RETAIL AND SERVICES PURCHASING POWER

Delano Current Trade Area Retail B-1 Delano Current Trade Area Services B-2 Delano Community Trade Area Retail B-3 Delano Community Trade Area Services B-4

Table B-1

DELANO CURRENT TRADE AREARETAIL PURCHASING POWER, 2010 AND 2015

(In Thousands of Dollars)


General Merchandise $ 52,305 $ 60,648 Department stores (Incl. leased depts.) 48,326 56,034 Discount stores 35,093 40,691 Department Stores 13,233 15,343 Other general merchandise stores 3,979 4,614 Warehouse Clubs & Supercenters 3,308 3,836 Variety stores 671 778 Miscellaneous general mdse. 3,308 3,836

Apparel and accessories $ 19,038 $ 22,076 Furniture & home furnishings 15,243 17,676 Electronics & appliance 16,363 18,972 Other shopping goods 28,651 33,225

Total Shopping Goods $ 131,600 $ 152,597

Food Service & Drinking $ 49,488 $ 57,384

Convenience Goods $ 96,874 $ 112,330 Food stores 64,017 74,230 Drug & proprietary stores 19,134 22,186 Hardware stores 3,308 3,836 Beer, wine & liquor stores 8,270 9,590 Florists 1,609 1,866 Health supplement stores 536 622

Gasoline Service Stations & Conv. $ 37,954 $ 44,009

Other Stores $ 167,641 $ 194,386 Building materials & supply stores 41,754 48,415 Lawn & garden equipment 5,185 6,013 Used merchandise stores 1,073 1,244 Motor vehicles & parts dealers 119,629 138,714

Total $ 483,557 $ 560,706

NA: Not Available.Source: McComb Group, Ltd.

Table B-1 (continued)




Shopping Goods General Merchandise Department stores (Incl. leased depts.) $ 48,326 $ 56,034 Discount stores 35,093 40,691 Department Stores 13,233 15,343 Other general merchandise stores 3,979 4,614 Warehouse Clubs and Supercenters 3,308 3,836 Variety stores 671 778 Miscellaneous general mdse. 3,308 3,836 Subtotal $ 52,305 $ 60,648



Food Service & Drinking Places Food Service $ 47,029 $ 54,533 Drinking Places 2,459 2,851

Convenience Goods Food stores $ 64,017 $ 74,230 Drug & proprietary stores 19,134 22,186 Liquor stores 8,270 9,590 Hardware 3,308 3,836 Florists 1,609 1,866 Health supplement stores 536 622 Subtotal $ 96,338 $ 111,708

TOTAL $ 277,426 $ 321,689





CONVENIENCE GOODS

Food Stores $ 64,017 $ 74,230Grocery stores 62,363 72,312

Supermarkets 61,156 70,912Convenience Stores 1,207 1,400

Specialty food stores 1,475 1,711Meat Markets 492 570Fish & Seafood Markets 179 207Fruit & Vegetable Markets 313 363Other Specialty Food Stores 492 570

Baked Goods 179 207Confectionery and Nut Stores 134 156All Other Specialty Food Stores 179 207

Other Convenience Goods $ 32,857 $ 38,100 Drug 19,134 22,186 Hardware 3,308 3,836 Liquor 8,270 9,590 Florist 1,609 1,866 Food/health supplement stores 536 622

Total Convenience Goods $ 96,874 $ 112,330

Food Service & Drinking Places $ 49,488 $ 57,384 Food Service 49,577 57,488Full-service restaurants 22,173 25,711Limited service restaurants 16,362 18,972

Cafeterias 671 778Snack & beverage places 2,548 2,955

Ice Cream & Soft Serve 402 467Frozen Yogurt 45 52Doughnut Shops 536 622Bagel Shops 268 311Coffee Shops 760 881Cookie Shops 45 52Other Snack Shops 492 570

Specialized food places 5,275 6,117

Drinking Places $ 2,459 $ 2,851

Gasoline Svs Stations/Conv. $ 37,954 $ 44,009 Gas/Convenience food stores 34,065 39,499 Other Gas Stations & Truck Stops 3,889 4,510





SHOPPING GOODS

General Merchandise $ 52,305 $ 60,648 Department stores (Incl. leased depts.) 48,326 56,034 Discount stores 35,093 40,691 Conventional 13,233 15,343 Other general merchandise stores 3,979 4,614 Warehouse clubs and Supercenters 3,308 3,836 Variety stores 671 778 Miscellaneous general mdse. 3,308 3,836

Apparel & Accessories $ 19,038 $ 22,076 Clothing Stores 16,362 18,973 Mens and boys 805 933 Womens clothing 3,889 4,510 Children's & infant 939 1,089 Family clothing 9,209 10,678 Clothing accessories stores 313 363 Other clothing stores 1,207 1,400 Shoe Stores 2,676 3,103 Men's 159 185 Women's 193 223 Children's & infant 89 104 Family shoe stores 1,520 1,762 Athletic footwear 715 829

Furniture & Home Furnishings $ 15,243 $ 17,676 Furniture 7,644 8,864 Home furnishings stores 7,599 8,812 Floor coverings 3,889 4,510 Window treatment stores 179 207 All other home furnishings stores 3,576 4,147

Electronics & Appliances Stores $ 16,363 $ 18,972 Appliance, tv and other electronics 13,278 15,395 Household appliance stores 2,325 2,695 Radio, tv & electronics stores 10,953 12,700 Computers and Software 3,085 3,577

Other Shopping Goods $ 28,115 $ 32,603 Sporting goods 5,722 6,635 General Line Sporting Gds. 2,459 2,851 Specialty Line Sporting Gds. 3,263 3,784 Book stores & newsdealers 1,832 2,126 Stationery Stores and Office Supply 2,727 3,162 Musical Instrument & Supplies 1,207 1,400 Jewelry stores 3,085 3,577 Hobby, toy & game 2,235 2,592 Camera & photographic supply 1,028 1,192 Gift, novelty & souvenirs 2,861 3,318 Luggage & leather goods 179 207 Sewing, needlework & piece goods 1,118 1,296 Pet stores 1,654 1,918 Art dealers 402 467 Optical goods stores 1,341 1,555 Pre-Recorded Tapes, Compact Discs 810 939 Cosmetics, beauty supplies & perfume 796 923 All other health & personal care 1,118 1,296






OTHER RETAIL STORES

Building Materials & Garden Supplies $ 46,939 $ 54,428 Building materials & supplies stores 41,754 48,415 Home centers 12,249 14,203 Paint, glass & wallpaper 1,654 1,918 Other building materials dealers 27,851 32,294 Lawn & garden equipment 5,185 6,013 Outdoor power equipment 983 1,140 Retail nurseries, lawn & garden 4,202 4,873

Used Merchandise Stores $ 1,073 $ 1,244

Motor Vehicles & Parts Dealers $ 119,629 $ 138,714 Automotive dealers 104,117 120,726 New and used car dealers 99,736 115,646 Used car dealers 4,381 5,080 Misc. auto dealers 8,181 9,487 Boat dealers 2,459 2,851 Recreational vehicle dealers 2,012 2,333 Motorcycle dealers 2,816 3,266 Automotive dealers, nec 894 1,037 Auto parts, accessories & tires 7,331 8,501 Auto parts & accessories stores 4,515 5,235 Tire dealers 2,816 3,266

Total Other Retail Stores $ 167,641 $ 194,386

Table B-2

DELANO CURRENT TRADE AREASERVICES PURCHASING POWER, 2010 AND 2015


Services Category 2010 2015

PERSONAL SERVICES $ 23,995 $ 27,823Personal care services 5,677 6,583 Hair, nail & skin care services 4,827 5,597 Barber shops 138 161 Beauty Shops 4,431 5,138 Nail salons 257 298 Other personal care services 851 986 Diet & weight reducing services 396 459 Other personal care services 455 528

Drycleaning & laundry services $ 3,244 $ 3,762 Coin-operated laundries & drycleaners 554 642 Drycleaning & laundry services (except coin-op.) 1,226 1,422 Laundries, family & commercial 138 161 Drycleaning plants 969 1,124 Garment pressing & agents for laundries 99 115

Other personal services $ 15,073 $ 17,478 Photofinishing 1,128 1,307

Photofinishing Laboratories 910 1,055 One Hour Photo Finishing 218 252

Other Personal Services 0 0 Child Day Care Services 4,233 4,909 Funeral Homes & Funeral Services 1,187 1,376 Photographic Services 4,154 4,817 Photographic Studios 1,325 1,537 Veteranarian Services 2,651 3,074 Pet Care 396 459

RENTAL AND LEASING $ 1,602 1,857 Formalwear & costume rental 158 183 Video tape and disk rental 1,444 1,674

RECREATION $ 8,546 9,909 Bowling centers 910 $ 1,055 Physical fitness facilites 4,431 5,138 Golf courses and country clubs 3,205 3,716

PROFESSIONAL SERVICES $ 16,379 $ 18,992Professional Service Offices 16,379 18,992



DELANO CURRENT TRADE AREA SERVICES PURCHASING POWER, 2010 AND 2015



REPAIR SERVICES $ 16,260 $ 18,854 General automotive repair 6,825 7,913 Automotive exhaust system repair 178 206 Automotive transmission repair 435 505 Carburetor repair shops 475 550 Brake, front end & wheel alignment 336 390 Electrical repair shops, motor vehicle 59 69 Paint or body repair shops 4,846 5,620 Automotive glass replacement 1,484 1,720 Automotive oil change & lubrication shops 712 826 Carwashes 890 1,032

Personal & household goods repair & maint. $ 1,385 $ 1,606 Home & garden equipment & appliance repair & maint. 455 528 Home & garden equipment repair & maint. 79 92 Appliance repair & maint. 376 436 Reupholstery & furniture repair 317 367 Footwear & leather goods repair 40 46 Watch, clock & jewelry repair 79 92 Garment repair & alteration services 59 69



DELANO CURRENT TRADE AREASERVICES PURCHASING POWER, 2010 AND 2015



HEALTH CARE $ 42,035 $ 48,741Offices of physicians 24,707 28,649 Offices of physicians (except mental health specialists) 24,153 28,006 Offices of physicians, mental health specialists 554 642Offices of dentists 9,099 10,551Offices of other health practitioners 5,618 6,514 Offices of chiropractors 1,840 2,133 Offices of optometrists 653 757 Offices of mental health practitioners (except physicians) 514 596 Offices of physical, occup, & speech therapists & audiologists 1,563 1,812 Speech therapist & audiologists 99 115 Physical & occupational therapists 1,464 1,697 Offices of all other health practitioners 1,048 1,216 Offices of podiatrists 158 183 Offices of all other misc. health practitioners 890 1,032

Outpatient care centers 3,422 3,968 Outpatient mental health & substance abuse centers 1,701 1,973 Other outpatient care centers 1,701 1,973 Kidney dialysis centers 692 803 All other outpatient care centers 1,009 1,170

Home health care services 3,086 3,578 Subtotal - Health Care $ 45,457 $ 52,710


Table B-3

DELANO COMMUNITY TRADE AREARETAIL PURCHASING POWER, 2010 AND 2015



General Merchandise $ 74,294 $ 83,861 Department stores (Incl. leased depts.) 68,643 77,482 Discount stores 49,847 56,266 Department Stores 18,796 21,216 Other general merchandise stores 5,651 6,379 Warehouse Clubs & Supercenters 4,699 5,304 Variety stores 952 1,075 Miscellaneous general mdse. 4,699 5,304



Food Service & Drinking $ 70,291 $ 79,344

Convenience Goods $ 137,603 $ 155,321 Food stores 90,931 102,640 Drug & proprietary stores 27,178 30,677 Hardware stores 4,699 5,304 Beer, wine & liquor stores 11,747 13,260 Florists 2,286 2,580 Health supplement stores 762 860

Gasoline Service Stations & Conv. $ 53,911 $ 60,853

Other Stores $ 238,121 $ 268,786 Building materials & supply stores 59,308 66,945 Lawn & garden equipment 7,366 8,315 Used merchandise stores 1,524 1,720 Motor vehicles & parts dealers 169,923 191,806

Total $ 686,846 $ 775,303

NA: Not Available.Source: McComb Group, Ltd.





Shopping Goods General Merchandise Department stores (Incl. leased depts.) $ 68,643 $ 77,482 Discount stores 49,847 56,266 Department Stores 18,796 21,216 Other general merchandise stores 5,651 6,379 Warehouse Clubs and Supercenters 4,699 5,304 Variety stores 952 1,075 Miscellaneous general mdse. 4,699 5,304 Subtotal $ 74,294 $ 83,861



Food Service & Drinking Places Food Service $ 66,799 $ 75,402 Drinking Places 3,492 3,942

Convenience Goods Food stores $ 90,931 $ 102,640 Drug & proprietary stores 27,178 30,677 Liquor stores 11,747 13,260 Hardware 4,699 5,304 Florists 2,286 2,580 Health supplement stores 762 860 Subtotal $ 136,841 $ 154,461

TOTAL $ 394,052 $ 444,804





CONVENIENCE GOODS

Food Stores $ 90,931 $ 102,640Grocery stores 88,582 99,988

Supermarkets 86,868 98,053Convenience Stores 1,714 1,935

Specialty food stores 2,095 2,365Meat Markets 698 788Fish & Seafood Markets 254 287Fruit & Vegetable Markets 444 502Other Specialty Food Stores 698 788

Baked Goods 254 287Confectionery and Nut Stores 190 215All Other Specialty Food Stores 254 287

Other Convenience Goods $ 46,672 $ 52,681 Drug 27,178 30,677 Hardware 4,699 5,304 Liquor 11,747 13,260 Florist 2,286 2,580 Food/health supplement stores 762 860

Total Convenience Goods $ 137,603 $ 155,321

Food Service & Drinking Places $ 70,291 $ 79,344 Food Service 70,416 79,487Full-service restaurants 31,496 35,551Limited service restaurants 23,241 26,233

Cafeterias 952 1,075Snack & beverage places 3,617 4,085

Ice Cream & Soft Serve 571 645Frozen Yogurt 63 72Doughnut Shops 762 860Bagel Shops 381 430Coffee Shops 1,079 1,218Cookie Shops 63 72Other Snack Shops 698 788

Specialized food places 7,493 8,458

Drinking Places $ 3,492 $ 3,942

Gasoline Svs Stations/Conv. $ 53,911 $ 60,853 Gas/Convenience food stores 48,387 54,617 Other Gas Stations & Truck Stops 5,524 6,236





SHOPPING GOODS

General Merchandise $ 74,294 $ 83,861 Department stores (Incl. leased depts.) 68,643 77,482 Discount stores 49,847 56,266 Conventional 18,796 21,216 Other general merchandise stores 5,651 6,379 Warehouse clubs and Supercenters 4,699 5,304 Variety stores 952 1,075 Miscellaneous general mdse. 4,699 5,304

Apparel & Accessories $ 27,041 $ 30,524 Clothing Stores 23,239 26,233 Mens and boys 1,143 1,290 Womens clothing 5,524 6,236 Children's & infant 1,333 1,505 Family clothing 13,081 14,765 Clothing accessories stores 444 502 Other clothing stores 1,714 1,935 Shoe Stores 3,802 4,291 Men's 226 255 Women's 274 309 Children's & infant 127 143 Family shoe stores 2,159 2,437 Athletic footwear 1,016 1,147

Furniture & Home Furnishings $ 21,652 $ 24,442 Furniture 10,858 12,257 Home furnishings stores 10,794 12,185 Floor coverings 5,524 6,236 Window treatment stores 254 287 All other home furnishings stores 5,080 5,734

Electronics & Appliances Stores $ 23,240 $ 26,234 Appliance, tv and other electronics 18,859 21,288 Household appliance stores 3,302 3,727 Radio, tv & electronics stores 15,557 17,561 Computers and Software 4,381 4,946

Other Shopping Goods $ 39,931 $ 45,078 Sporting goods 8,127 9,174 General Line Sporting Gds. 3,492 3,942 Specialty Line Sporting Gds. 4,635 5,232 Book stores & newsdealers 2,603 2,938 Stationery Stores and Office Supply 3,873 4,372 Musical Instrument & Supplies 1,714 1,935 Jewelry stores 4,381 4,946 Hobby, toy & game 3,175 3,584 Camera & photographic supply 1,460 1,649 Gift, novelty & souvenirs 4,064 4,587 Luggage & leather goods 254 287 Sewing, needlework & piece goods 1,587 1,792 Pet stores 2,349 2,652 Art dealers 571 645 Optical goods stores 1,905 2,150 Pre-Recorded Tapes, Compact Discs 1,150 1,298 Cosmetics, beauty supplies & perfume 1,131 1,277 All other health & personal care 1,587 1,792






OTHER RETAIL STORES

Building Materials & Garden Supplies $ 66,674 $ 75,260 Building materials & supplies stores 59,308 66,945 Home centers 17,399 19,639 Paint, glass & wallpaper 2,349 2,652 Other building materials dealers 39,560 44,654 Lawn & garden equipment 7,366 8,315 Outdoor power equipment 1,397 1,577 Retail nurseries, lawn & garden 5,969 6,738

Used Merchandise Stores $ 1,524 $ 1,720

Motor Vehicles & Parts Dealers $ 169,923 $ 191,806 Automotive dealers 147,891 166,934 New and used car dealers 141,668 159,910 Used car dealers 6,223 7,024 Misc. auto dealers 11,619 13,117 Boat dealers 3,492 3,942 Recreational vehicle dealers 2,857 3,225 Motorcycle dealers 4,000 4,516 Automotive dealers, nec 1,270 1,434 Auto parts, accessories & tires 10,413 11,755 Auto parts & accessories stores 6,413 7,239 Tire dealers 4,000 4,516

Total Other Retail Stores $ 238,121 $ 268,786

Table B-4

DELANO COMMUNITY TRADE AREASERVICES PURCHASING POWER, 2010 AND 2015



PERSONAL SERVICES $ 33,071 $ 37,330Personal care services 7,825 8,832 Hair, nail & skin care services 6,652 7,509 Barber shops 191 215 Beauty Shops 6,107 6,894 Nail salons 354 400 Other personal care services 1,172 1,323 Diet & weight reducing services 545 615 Other personal care services 627 708

Drycleaning & laundry services $ 4,471 $ 5,047 Coin-operated laundries & drycleaners 763 862 Drycleaning & laundry services (except coin-op.) 1,690 1,908 Laundries, family & commercial 191 215 Drycleaning plants 1,336 1,508 Garment pressing & agents for laundries 136 154

Other personal services $ 20,775 $ 23,450 Photofinishing 1,554 1,754

Photofinishing Laboratories 1,254 1,416 One Hour Photo Finishing 300 339

Other Personal Services 0 0 Child Day Care Services 5,834 6,586 Funeral Homes & Funeral Services 1,636 1,846 Photographic Services 5,725 6,463 Photographic Studios 1,827 2,062 Veteranarian Services 3,653 4,124 Pet Care 545 615

RENTAL AND LEASING $ 2,208 2,493 Formalwear & costume rental 218 246 Video tape and disk rental 1,990 2,247

RECREATION $ 11,778 13,295 Bowling centers 1,254 $ 1,416 Physical fitness facilites 6,107 6,894 Golf courses and country clubs 4,417 4,985

PROFESSIONAL SERVICES $ 22,574 $ 25,482Professional Service Offices 22,574 25,482



DELANO COMMUNITY TRADE AREA SERVICES PURCHASING POWER, 2010 AND 2015



REPAIR SERVICES $ 22,411 $ 25,297 General automotive repair 9,406 10,617 Automotive exhaust system repair 245 277 Automotive transmission repair 600 677 Carburetor repair shops 654 739 Brake, front end & wheel alignment 463 523 Electrical repair shops, motor vehicle 82 92 Paint or body repair shops 6,680 7,540 Automotive glass replacement 2,045 2,308 Automotive oil change & lubrication shops 981 1,108 Carwashes 1,227 1,385

Personal & household goods repair & maint. $ 1,908 $ 2,154 Home & garden equipment & appliance repair & maint. 627 708 Home & garden equipment repair & maint. 109 123 Appliance repair & maint. 518 585 Reupholstery & furniture repair 436 492 Footwear & leather goods repair 55 62 Watch, clock & jewelry repair 109 123 Garment repair & alteration services 82 92



DELANO COMMUNITY TRADE AREASERVICES PURCHASING POWER, 2010 AND 2015



HEALTH CARE $ 57,935 $ 65,396Offices of physicians 34,052 38,438 Offices of physicians (except mental health specialists) 33,289 37,576 Offices of physicians, mental health specialists 763 862Offices of dentists 12,541 14,156Offices of other health practitioners 7,743 8,740 Offices of chiropractors 2,536 2,862 Offices of optometrists 900 1,016 Offices of mental health practitioners (except physicians) 709 800 Offices of physical, occup, & speech therapists & audiologists 2,154 2,431 Speech therapist & audiologists 136 154 Physical & occupational therapists 2,017 2,277 Offices of all other health practitioners 1,445 1,631 Offices of podiatrists 218 246 Offices of all other misc. health practitioners 1,227 1,385

Outpatient care centers 4,717 5,324 Outpatient mental health & substance abuse centers 2,345 2,647 Other outpatient care centers 2,345 2,647 Kidney dialysis centers 954 1,077 All other outpatient care centers 1,390 1,570

Home health care services 4,253 4,801 Subtotal - Health Care $ 62,651 $ 70,720


Appendix C

RETAIL AND SERVICES PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL

Delano Current Trade Area Retail C-1 Delano Current Trade Area Services C-2 Delano Community Trade Area Retail C-3 Delano Community Trade Area Services C-4

Table C-1

DELANO CURRENT TRADE AREARETAIL PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL, 2010


Resident Estimated Trade Trade Estimated Purchasing Market Area Area Other Total

Merchandise Category Power Share Sales Percent Shoppers SalesSHOPPING GOODS

General Merchandise Department stores (Incl. leased depts.)

Discount stores 35,093$ 45.0 % 15,792$ 80 % 3,948$ 19,740$ Department Stores 13,233 20.0 2,647 80 662 3,309 Other general merchandise stores Warehouse Club & Supercenters 3,308 50.0 1,654 80 414 2,068 Variety stores 671 25.0 168 80 42 210 Miscellaneous general mdse. 3,308 45.0 1,489 80 372 1,861

Apparel & Accessories Clothing Stores Mens and boys 805$ 20.0 % 161$ 80 % 40$ 201$ Womens clothing 3,889 20.0 778 80 195 973 Children's & infant 939 20.0 188 80 47 235 Family clothing 9,209 20.0 1,842 80 461 2,303 Clothing accessories stores 313 20.0 63 80 16 79 Other clothing stores 1,207 20.0 241 80 60 301 Shoe Stores Men's 159$ 20.0 % 32$ 80 % 8$ 40$ Women's 193 20.0 39 80 10 49 Children's & infant 89 20.0 18 80 5 23 Family shoe stores 1,520 20.0 304 80 76 380 Athletic footwear 715 20.0 143 80 36 179

Furniture & Home Furnishings Furniture 7,644$ 15.0 % 1,147$ 80 % 287$ 1,434$ Floor coverings 3,889 20.0 778 80 195 973 Window treatment stores 179 20.0 36 80 9 45 All other home furnishings stores 3,576 20.0 715 80 179 894

Electronics & Appliances Stores Household appliance stores 2,325$ 20.0 % 465$ 80 % 116$ 581$ Radio, tv & electronics stores 10,953 20.0 2,191 80 548 2,739 Computers & Software 3,085 20.0 617 80 154 771

Other Shopping Goods Sporting goods 5,722$ 20.0 % 1,144$ 80 % 286$ 1,430$ General Line Sporting Gds. 2,459 20.0 492 80 123 615 Specialty Line Sporting Gds. 3,263 20.0 653 80 163 816 Book stores & newsdealers 1,832 20.0 366 80 92 458 Stationery Stores and Office Supply 2,727 20.0 545 80 136 681 Musical Instrument & Supplies 1,207 20.0 241 80 60 301 Jewelry stores 3,085 20.0 617 80 154 771 Hobby, toy & game 2,235 20.0 447 80 112 559 Camera & photographic supply 1,028 20.0 206 80 52 258 Gift, novelty & souvenirs 2,861 20.0 572 80 143 715 Luggage & leather goods 179 20.0 36 80 9 45 Sewing, needlework & piece goods 1,118 20.0 224 80 56 280 Pet stores 1,654 20.0 331 80 83 414 Art dealers 402 20.0 80 80 20 100 Optical goods stores 1,341 20.0 268 80 67 335 Pre-Recorded Tapes, Compact Discs 810 20.0 162 80 41 203 Cosmetics, beauty supplies & perfume 796 20.0 159 80 40 199 All other health & personal care 1,654 20.0 331 80 83 414

Table C-1 (continued)





CONVENIENCE GOODS

Food Stores Grocery stores 62,363$ 30.0 % 18,709$ 90 % 2,079$ 20,788$ Supermarkets 61,156 30.0 18,347 90 2,039 20,386 Convenience food 1,207 25.0 302 90 34 336Specialty food stores 1,475 25.0 369 90 41 410

Meat Markets 492 25.0 123 90 14 137Fish & Seafood Markets 179 25.0 45 90 5 50Fruit & Vegetable Markets 313 25.0 78 90 9 87Other Specialty Food Stores 492 25.0 123 90 14 137

Baked Goods 179 25.0 45 90 5 50Confectionery and Nut Stores 134 25.0 34 90 4 38All Other Specialty Food Stores 179 25.0 45 90 5 50

Other Convenience Goods Drug & proprietary stores 19,134$ 35.0 % 6,697$ 90 % 744$ 7,441$ Hardware 3,308 35.0 1,158 90 129 1,287 Liquor 8,270 25.0 2,068 90 230 2,298 Florist 1,609 35.0 563 90 63 626 Food/health supplement stores 536 35.0 188 90 21 209

Food Service & Drinking Places Food Service Full-service restaurants 22,173$ 20.0 % 4,435$ 75 % 1,478$ 5,913$ Limited service restaurants 16,362 20.0 3,272 75 1,091 4,363 Cafeterias 671 0.0 0 75 0 0 Snack & beverage places 2,548 20.0 510 75 170 680

Ice Cream & Soft Serve 402 20.0 80 75 27 107Frozen Yogurt 45 20.0 9 75 3 12Doughnut Shops 536 20.0 107 75 36 143Bagel Shops 268 20.0 54 75 18 72Coffee Shops 760 20.0 152 75 51 203Cookie Shops 45 20.0 9 75 3 12Other Snack Shops 492 20.0 98 75 33 131

Specialized food places 5,275 20.0 1,055 75 352 1,407

Drinking Places 2,459$ 00.0 % -$ 90 % -$ -$

Gasoline Svs Stations/Conv. Gas/Convenience food stores 34,065$ 33.0 % 11,241$ 65 % 6,053$ 17,294$ Other Gas Stations & Truck Stops 3,889 35.0 1,361 65 733 2,094

OTHER RETAIL STORES

Building Materials & Garden Supplies Building materials & supplies stores 41,754$ 35.0 % 14,614$ 85 % 2,579$ 17,193$ Home centers 12,249 45.0 5,512 85 973 6,485 Paint, glass & wallpaper 1,654 35.0 579 85 102 681 Other building materials dealers 27,851 25.0 6,963 85 1,229 8,192 Lawn & garden equipment Outdoor power equipment 983$ 35.0 % 344$ 85 % 61$ 405$ Retail nurseries, lawn & garden 4,202 35.0 1,471 85 260 1,731

Motor Vehicles & Parts Dealers Auto parts, accessories & tires 7,331$ 25.0 % 1,833$ 85 % 323$ 2,156$ Auto parts & accessories stores 4,515 25.0 1,129 85 199 1,328 Tire dealers 2,816 25.0 704 85 124 828 Auto Dealers 80,911 25.0 20,228 90 2,248 22,476








Discount stores 40,691$ 45.0 % 18,311$ 80 % 4,578$ 22,889$ Department Stores 15,343 20.0 3,069 80 767 3,836 Other general merchandise stores Warehouse Clubs and Supercenters 3,836$ 50.0 % 1,918$ 80 % 480$ 2,398$ Variety stores 778 25.0 195 80 49 244 Miscellaneous general mdse. 3,836 45.0 1,726 80 432 2,158

Apparel & Accessories Clothing Stores Mens and boys 933$ 20.0 % 187$ 80 % 47$ 234$ Womens clothing 4,510 20.0 902 80 226 1,128 Children's & infant 1,089 20.0 218 80 55 273 Family clothing 10,678 20.0 2,136 80 534 2,670 Clothing accessories stores 363 20.0 73 80 18 91 Other clothing stores 1,400 20.0 280 80 70 350 Shoe Stores Men's 185$ 20.0 % 37$ 80 % 9$ 46$ Women's 223 20.0 45 80 11 56 Children's & infant 104 20.0 21 80 5 26 Family shoe stores 1,762 20.0 352 80 88 440 Athletic footwear 829 20.0 166 80 42 208

Furniture & Home Furnishings Furniture 8,864$ 15.0 % 1,330$ 80 % 333$ 1,663$ Floor coverings 4,510 20.0 902 80 226 1,128 Window treatment stores 207 20.0 41 80 10 51 All other home furnishings stores 4,147 20.0 829 80 207 1,036

Electronics & Appliances Stores Household appliance stores 2,695$ 20.0 % 539$ 80 % 135$ 674$ Radio, tv & electronics stores 12,700 20.0 2,540 80 635 3,175 Computers & Software 3,577 20.0 715 80 179 894

Other Shopping Goods Sporting goods 6,635$ 20.0 % 1,327$ 80 % 332$ 1,659$ General Line Sporting Gds. 2,851 20.0 570 80 143 713 Specialty Line Sporting Gds. 3,784 20.0 757 80 189 946 Book stores & newsdealers 2,126 20.0 425 80 106 531 Stationery Stores and Office Supply 3,162 20.0 632 80 158 790 Musical Instrument & Supplies 1,400 20.0 280 80 70 350 Jewelry stores 3,577 20.0 715 80 179 894 Hobby, toy & game 2,592 20.0 518 80 130 648 Camera & photographic supply 1,192 20.0 238 80 60 298 Gift, novelty & souvenirs 3,318 20.0 664 80 166 830 Luggage & leather goods 207 20.0 41 80 10 51 Sewing, needlework & piece goods 1,296 20.0 259 80 65 324 Pet stores 1,918 20.0 384 80 96 480 Art dealers 467 20.0 93 80 23 116 Optical goods stores 1,555 20.0 311 80 78 389 Pre-Recorded Tapes, Compact Discs 939 20.0 188 80 47 235 Cosmetics, beauty supplies & perfume 923 20.0 185 80 46 231 All other health & personal care 1,918 20.0 384 80 96 480






CONVENIENCE GOODS




Other Convenience Goods Drug & proprietary stores 22,186$ 35.0 % 7,765 90 % 863$ 8,628$ Hardware 3,836 35.0 1,343 90 149 1,492 Liquor 9,590 25.0 2,398 90 266 2,664 Florist 1,866 35.0 653 90 73 726 Food/health supplement stores 622 35.0 218 90 24 242

Food Service & Drinking Places Food Service Full-service restaurants 25,711$ 20.0 % 5,142$ 75 % 1,714$ 6,856 Limited service restaurants 18,972 20.0 3,794 75 1,265 5,059 Cafeterias 778 0.0 0 75 0 0 Snack & beverage places 2,955 20.0 591 75 197 788

Ice Cream & Soft Serve 467 20.0 93 75 31 124Frozen Yogurt 52 20.0 10 75 3 13Doughnut Shops 622 20.0 124 75 41 165Bagel Shops 311 20.0 62 75 21 83Coffee Shops 881 20.0 176 75 59 235Cookie Shops 52 20.0 10 75 3 13Other Snack Shops 570 20.0 114 75 38 152


Drinking Places 2,851$ 00.0 % -$ 90 % -$ -$

Gasoline Svs Stations/Conv. Gas/Convenience food stores 39,499$ 33.0 % 13,035$ 65 % 7,019$ 20,054$ Other Gas Stations & Truck Stops 4,510 35.0 1,579 65 850 2,429

OTHER RETAIL STORES

Building Materials & Garden Supplies Building materials & supplies stores 48,415$ 35.0 % 16,945$ 85 % 2,990$ 19,935$ Home centers 14,203 50.0 7,102 85 1,253 8,355 Paint, glass & wallpaper 1,918 35.0 671 85 118 789 Other building materials dealers 32,294 25.0 8,074 85 1,425 9,499 Lawn & garden equipment Outdoor power equipment 1,140 35.0 399 85 70 469 Retail nurseries, lawn & garden 4,873 35.0 1,706 85 301 2,007



Table C-2

DELANO CURRENT TRADE AREASERVICES PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL, 2010

BY SERVICES CATEGORY(In Thousands of Dollars)


Category Power Share Sales Percent Shoppers Sales

Personal Care Services Barber shops 138$ 25.0 % 35$ 90 % 4$ 39$ Beauty shops 4,431 25.0 1,108 90 123 1,231 Nail salons 257 25.0 64 90 7 71 Diet & weight reducing services 396 25.0 99 90 11 110 Other personal care services 455 25.0 114 90 13 127

Drycleaning and Laundry Services Coin-operated laundries & drycleaners 554$ 25.0 % 139$ 90 % 15$ 154$ Drycleaning & laundry services (except coin-op.) 1,226 25.0 307 90 34 341

Other Personal ServicesPhotofinishing 1,128$ 25.0 % 282$ 90 % 31$ 313$ Photofinishing Laboratories 910 25.0 228 90 25 253One Hour Photo Finishing 218 25.0 55 90 6 61Child Day Care Services 4,233 35.0 1,482 90 165 1,647Funeral Homes & Funeral Services 1,187 35.0 415 90 46 461Photographic Services 4,154 35.0 1,454 90 162 1,616Photographic Studios 1,325 35.0 464 90 52 516Veteranarian Services 2,651 35.0 928 90 103 1,031Pet Care 396 35.0 139 90 15 154

Rental and Leasing Formalwear and costume rental 158$ 45.0 % 71$ 90 % 8$ 79$ Video tape and disc rental 1,444 25.0 361 90 40 401

Recreation Bowling centers 910$ 45.0 % 410$ 90 % 46$ 456$ Physical fitness facilites 4,431 35.0 1,551 90 172 1,723 Golf courses and country clubs 3,205 45.0 1,442 90 160 1,602

Professional ServicesProfessional Service Offices 16,379$ 25.0 % 4,095$ 90 % 455$ 4,550$

Household Goods Repair Home & Garden Equipment & Appliance Repair 455$ 50.0 % 228$ 90 % 25$ 253$ Reupholstery & furniture repair 317 50.0 159 90 18 177 Footwear and leather goods repair 40 50.0 20 90 2 22 Watch, clock and jewelry repair 79 50.0 40 90 4 44 Garment repair and alteration services 59 50.0 30 90 3 33

Automotive Repair and Maintenance General automotive repair 6,825$ 35.0 % 2,389$ 90 % 265$ 2,654$ Automotive exhaust system repair 178 35.0 62 90 7 69 Automotive transmission repair 435 35.0 152 90 17 169 Carburetor repair shops 475 35.0 166 90 18 184 Brake, front end & wheel alignment 336 35.0 118 90 13 131 Electrical repair shops, motor vehicle 59 35.0 21 90 2 23 Paint or body repair shops 4,846 35.0 1,696 90 188 1,884 Automotive glass replacement 1,484 35.0 519 90 58 577 Automotive oil change & lubrication shops 712 35.0 249 90 28 277 Carwashes 890 35.0 312 90 35 347






Health CareOffices of physicians Offices of physicians (except mental health specialists) 24,153$ 25.0 % 6,038$ 85 % 1,066$ 7,104$ Offices of physicians, mental health specialists 554 25.0 139 85 25 164Offices of dentists 9,099 35.0 3,185 85 562 3,747Offices of other health practitioners Offices of chiropractors 1,840 35.0 644 85 114 758 Offices of optometrists 653 35.0 229 85 40 269 Offices of mental health practitioners (except physicians) 514 35.0 180 85 32 212 Offices of physical, occup, & speech therapists & audiologists Speech therapist & audiologists 99 35.0 35 85 6 41 Physical & occupational therapists 1,464 35.0 512 85 90 602 Offices of all other health practitioners Offices of podiatrists 158 35.0 55 85 10 65 Offices of all other misc. health practitioners 890 35.0 312 85 55 367

Outpatient care centers Outpatient mental health & substance abuse centers 1,701$ 35.0 % 595$ 85 % 105$ 700$ Other outpatient care centers Kidney dialysis centers 692 35.0 242 85 43 285 All other outpatient care centers 1,009 35.0 353 85 62 415

Home health care services 3,086 35.0 1,080 85 191 1,271








Drycleaning and Laundry Service Coin-operated laundries & drycleaners 642$ 25.0 % 161$ 85 % 28$ 189$ Drycleaning & laundry services (except coin-op.) 1,422 25.0 356 85 63 419

Other Personal ServicesPhotofinishing 1,307$ 25.0 % 327$ 85 % 58$ 385$ Photofinishing Laboratories 1,055 25.0 264 85 47 311One Hour Photo Finishing 252 25.0 63 85 11 74Child Day Care Services 4,909 35.0 1,718 85 303 2,021Funeral Homes & Funeral Services 1,376 35.0 482 85 85 567Photographic Services 4,817 35.0 1,686 85 298 1,984Photographic Studios 1,537 35.0 538 85 95 633Veteranarian Services 3,074 35.0 1,076 85 190 1,266Pet Care 459 35.0 161 85 28 189

Rental and Leasing Formalwear and costume rental 183$ 45.0 % 82 85 % 14$ 96$ Video tape and disc rental 1,674 25.0 419 85 74 493

Recreation Bowling centers 1,055$ 45.0 % 475$ 85 % 84$ 559$ Physical fitness facilites 5,138 35.0 1,798 85 317 2,115 Golf courses and country clubs 3,716 45.0 1,672 85 295 1,967



Automotive Repair and Maintenanc General automotive repair 7,913$ 35.0 % 2,770$ 85 % 489$ 3,259$ Automotive exhaust system repair 206 35.0 72 85 13 85 Automotive transmission repair 505 35.0 177 85 31 208 Carburetor repair shops 550 35.0 193 85 34 227 Brake, front end & wheel alignment 390 35.0 137 85 24 161 Electrical repair shops, motor vehicle 69 35.0 24 85 4 28 Paint or body repair shops 5,620 35.0 1,967 85 347 2,314 Automotive glass replacement 1,720 35.0 602 85 106 708 Automotive oil change & lubrication shops 826 35.0 289 85 51 340 Carwashes 1,032 35.0 361 85 64 425






Health Care Offices of physicians Offices of physicians (except mental health specialists) 28,006$ 25.0 % 7,002$ 85 % 1,236$ 8,238$ Offices of physicians, mental health specialists 642 25.0 161 85 28 189Offices of dentists 10,551 35.0 3,693 85 652 4,345Offices of other health practitioners Offices of chiropractors 2,133 35.0 747 85 132 879 Offices of optometrists 757 35.0 265 85 47 312 Offices of mental health practitioners (except physicians) 596 35.0 209 85 37 246 Offices of physical, occup, & speech therapists & audiologists Speech therapist & audiologists 115 35.0 40 85 7 47 Physical & occupational therapists 1,697 35.0 594 85 105 699 Offices of all other health practitioners Offices of podiatrists 183 35.0 64 85 11 75 Offices of all other misc. health practitioners 1,032 35.0 361 85 64 425

Outpatient care centers Outpatient mental health & substance abuse centers 1,973$ 35.0 % 691$ 85 % 122$ 813$ Other outpatient care centers Kidney dialysis centers 803 35.0 281 85 50 331 All other outpatient care centers 1,170 35.0 410 85 72 482



Table C-3

DELANO COMMUNITY TRADE AREARETAIL PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL, 2010





Discount stores 49,847$ 50.0 % 24,924$ 75 % 8,308$ 33,232$ Department Stores 18,796 25.0 4,699 75 1,566 6,265 Other general merchandise store Warehouse Club & Supercenters 4,699 50.0 2,350 75 783 3,133 Variety stores 952 20.0 190 75 63 253 Miscellaneous general mdse. 4,699 50.0 2,350 75 783 3,133

Apparel & Accessories Clothing Stores Mens and boys 1,143$ 20.0 % 229$ 80 % 57$ 286$ Womens clothing 5,524 20.0 1,105 80 276 1,381 Children's & infant 1,333 20.0 267 80 67 334 Family clothing 13,081 20.0 2,616 80 654 3,270 Clothing accessories stores 444 20.0 89 80 22 111 Other clothing stores 1,714 20.0 343 80 86 429 Shoe Stores Men's 226$ 20.0 % 45$ 80 % 11$ 56$ Women's 274 20.0 55 80 14 69 Children's & infant 127 20.0 25 80 6 31 Family shoe stores 2,159 20.0 432 80 108 540 Athletic footwear 1,016 20.0 203 80 51 254

Furniture & Home Furnishing Furniture 10,858$ 15.0 % 1,629$ 80 % 407$ 2,036$ Floor coverings 5,524 20.0 1,105 80 276 1,381 Window treatment stores 254 20.0 51 80 13 64 All other home furnishings stores 5,080 20.0 1,016 80 254 1,270

Electronics & Appliances Stores Household appliance stores 3,302$ 20.0 % 660$ 80 % 165$ 825$ Radio, tv & electronics stores 15,557 20.0 3,111 80 778 3,889 Computers & Software 4,381 20.0 876 80 219 1,095

Other Shopping Goods Sporting goods 8,127$ 20.0 % 1,625$ 80 % 406$ 2,031$ General Line Sporting Gds. 3,492 20.0 698 80 175 873 Specialty Line Sporting Gds. 4,635 20.0 927 80 232 1,159 Book stores & newsdealers 2,603 20.0 521 80 130 651 Stationery Stores and Office Supply 3,873 20.0 775 80 194 969 Musical Instrument & Supplies 1,714 20.0 343 80 86 429 Jewelry stores 4,381 20.0 876 80 219 1,095 Hobby, toy & game 3,175 20.0 635 80 159 794 Camera & photographic supply 1,460 20.0 292 80 73 365 Gift, novelty & souvenirs 4,064 20.0 813 80 203 1,016 Luggage & leather goods 254 20.0 51 80 13 64 Sewing, needlework & piece goods 1,587 20.0 317 80 79 396 Pet stores 2,349 20.0 470 80 118 588 Art dealers 571 20.0 114 80 29 143 Optical goods stores 1,905 20.0 381 80 95 476 Pre-Recorded Tapes, Compact Discs 1,150 20.0 230 80 58 288 Cosmetics, beauty supplies & perfume 1,131 20.0 226 80 57 283 All other health & personal care 2,349 20.0 470 80 118 588






CONVENIENCE GOODS




Other Convenience Goods Drug & proprietary stores 27,178$ 30.0 % 8,153$ 95 % 429$ 8,582$ Hardware 4,699 30.0 1,410 95 74 1,484 Liquor 11,747 30.0 3,524 95 185 3,709 Florist 2,286 30.0 686 95 36 722 Food/health supplement stores 762 30.0 229 95 12 241

Food Service & Drinking Places Food Service Full-service restaurants 31,496$ 20.0 % 6,299$ 85 % 1,112$ 7,411$ Limited service restaurants 23,241 20.0 4,648 85 820 5,468 Cafeterias 952 0.0 0 85 0 0 Snack & beverage places 3,617 20.0 723 85 128 851

Ice Cream & Soft Serve 571 20.0 114 85 20 134Frozen Yogurt 63 20.0 13 85 2 15Doughnut Shops 762 20.0 152 85 27 179Bagel Shops 381 20.0 76 85 13 89Coffee Shops 1,079 20.0 216 85 38 254Cookie Shops 63 20.0 13 85 2 15Other Snack Shops 698 20.0 140 85 25 165


Drinking Places 3,492$ 00.0 % -$ 85 % -$ -$

Gasoline Svs Stations/Conv Gas/Convenience food stores 48,387$ 30.0 % 14,516$ 85 % 2,562$ 17,078$ Other Gas Stations & Truck Stops 5,524 30.0 1,657 85 292 1,949

OTHER RETAIL STORES

Building Materials & Garden Supplie Building materials & supplies stores 59,308$ 50.0 % 29,654$ 75 % 9,885$ 39,539$ Home centers 17,399 50.0 8,700 75 2,900 11,600 Paint, glass & wallpaper 2,349 30.0 705 75 235 940 Other building materials dealers 39,560 30.0 11,868 75 3,956 15,824 Lawn & garden equipment Outdoor power equipment 1,397$ 30.0 % 419$ 85 % 74$ 493$ Retail nurseries, lawn & garden 5,969 30.0 1,791 85 316 2,107









Discount stores 56,266$ 50.0 % 28,133$ 75 % 9,378$ 37,511$ Department Stores 21,216 25.0 5,304 75 1,768 7,072 Other general merchandise store Warehouse Clubs and Supercenters 5,304$ 50.0 % 2,652$ 75 % 884$ 3,536$ Variety stores 1,075 20.0 215 75 72 287 Miscellaneous general mdse. 5,304 50.0 2,652 75 884 3,536

Apparel & Accessories Clothing Stores Mens and boys 1,290$ 20.0 % 258$ 80 % 65$ 323$ Womens clothing 6,236 20.0 1,247 80 312 1,559 Children's & infant 1,505 20.0 301 80 75 376 Family clothing 14,765 20.0 2,953 80 738 3,691 Clothing accessories stores 502 20.0 100 80 25 125 Other clothing stores 1,935 20.0 387 80 97 484 Shoe Stores Men's 255$ 20.0 % 51$ 80 % 13$ 64$ Women's 309 20.0 62 80 16 78 Children's & infant 143 20.0 29 80 7 36 Family shoe stores 2,437 20.0 487 80 122 609 Athletic footwear 1,147 20.0 229 80 57 286

Furniture & Home Furnishing Furniture 12,257$ 15.0 % 1,839$ 80 % 460$ 2,299$ Floor coverings 6,236 20.0 1,247 80 312 1,559 Window treatment stores 287 20.0 57 80 14 71 All other home furnishings stores 5,734 20.0 1,147 80 287 1,434

Electronics & Appliances Stores Household appliance stores 3,727$ 20.0 % 745$ 80 % 186$ 931$ Radio, tv & electronics stores 17,561 20.0 3,512 80 878 4,390 Computers & Software 4,946 20.0 989 80 247 1,236

Other Shopping Goods Sporting goods 9,174$ 20.0 % 1,835$ 80 % 459$ 2,294$ General Line Sporting Gds. 3,942 20.0 788 80 197 985 Specialty Line Sporting Gds. 5,232 20.0 1,046 80 262 1,308 Book stores & newsdealers 2,938 20.0 588 80 147 735 Stationery Stores and Office Supply 4,372 20.0 874 80 219 1,093 Musical Instrument & Supplies 1,935 20.0 387 80 97 484 Jewelry stores 4,946 20.0 989 80 247 1,236 Hobby, toy & game 3,584 20.0 717 80 179 896 Camera & photographic supply 1,649 20.0 330 80 83 413 Gift, novelty & souvenirs 4,587 20.0 917 80 229 1,146 Luggage & leather goods 287 20.0 57 80 14 71 Sewing, needlework & piece goods 1,792 20.0 358 80 90 448 Pet stores 2,652 20.0 530 80 133 663 Art dealers 645 20.0 129 80 32 161 Optical goods stores 2,150 20.0 430 80 108 538 Pre-Recorded Tapes, Compact Discs 1,298 20.0 260 80 65 325 Cosmetics, beauty supplies & perfume 1,277 20.0 255 80 64 319 All other health & personal care 2,652 20.0 530 80 133 663






CONVENIENCE GOODS




Other Convenience Goods Drug & proprietary stores 30,677$ 30.0 % 9,203 95 % 484$ 9,687$ Hardware 5,304 30.0 1,591 95 84 1,675 Liquor 13,260 30.0 3,978 95 209 4,187 Florist 2,580 30.0 774 95 41 815 Food/health supplement stores 860 30.0 258 95 14 272

Food Service & Drinking Places Food Service Full-service restaurants 35,551$ 20.0 % 7,110$ 75 % 2,370$ 9,480 Limited service restaurants 26,233 20.0 5,247 75 1,749 6,996 Cafeterias 1,075 0.0 0 75 0 0 Snack & beverage places 4,085 20.0 817 75 272 1,089

Ice Cream & Soft Serve 645 20.0 129 75 43 172Frozen Yogurt 72 20.0 14 75 5 19Doughnut Shops 860 20.0 172 75 57 229Bagel Shops 430 20.0 86 75 29 115Coffee Shops 1,218 20.0 244 75 81 325Cookie Shops 72 20.0 14 75 5 19Other Snack Shops 788 20.0 158 75 53 211


Drinking Places 3,942$ 00.0 % -$ 75 % -$ -$

Gasoline Svs Stations/Conv Gas/Convenience food stores 54,617$ 30.0 % 16,385$ 70 % 7,022$ 23,407$ Other Gas Stations & Truck Stops 6,236 30.0 1,871 70 802 2,673

OTHER RETAIL STORES

Building Materials & Garden Supplie Building materials & supplies stores 66,945$ 50.0 % 33,473$ 75 % 11,158$ 44,631$ Home centers 19,639 50.0 9,820 75 3,273 13,093 Paint, glass & wallpaper 2,652 30.0 796 75 265 1,061 Other building materials dealers 44,654 30.0 13,396 75 4,465 17,861 Lawn & garden equipment Outdoor power equipment 1,577 30.0 473 85 83 556 Retail nurseries, lawn & garden 6,738 30.0 2,021 85 357 2,378

Motor Vehicles & Parts Dealers Auto parts, accessories & tires 11,755$ 20.0 % 2,351$ 85 % 415$ 2,766$ Auto parts & accessories stores 7,239 20.0 1,448 85 256 1,704 Tire dealers 4,516 20.0 903 85 159 1,062 Auto Dealers 116,589 20.0 23,318 90 2,591 25,909



DELANO COMMUNITY TRADE AREASERVICES PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL, 2010




Health CareOffices of physicians Offices of physicians (except mental health specialists) 33,289$ 45.0 % 14,980$ 85 % 2,644$ 17,624$ Offices of physicians, mental health specialists 763 45.0 343 85 61 404Offices of dentists 12,541 45.0 5,643 85 996 6,639Offices of other health practitioners Offices of chiropractors 2,536 45.0 1,141 85 201 1,342 Offices of optometrists 900 45.0 405 85 71 476 Offices of mental health practitioners (except physicians) 709 45.0 319 85 56 375 Offices of physical, occup, & speech therapists & audiologists Speech therapist & audiologists 136 45.0 61 85 11 72 Physical & occupational therapists 2,017 45.0 908 85 160 1,068 Offices of all other health practitioners Offices of podiatrists 218 45.0 98 85 17 115 Offices of all other misc. health practitioners 1,227 45.0 552 85 97 649

Outpatient care centers Outpatient mental health & substance abuse centers 2,345$ 45.0 % 1,055$ 85 % 186$ 1,241$ Other outpatient care centers Kidney dialysis centers 954 45.0 429 85 76 505 All other outpatient care centers 1,390 45.0 626 85 110 736










Other Personal ServicesPhotofinishing 1,754$ 55.0 % 965$ 85 % 170$ 1,135$ Photofinishing Laboratories 1,416 55.0 779 85 137 916One Hour Photo Finishing 339 55.0 186 85 33 219Child Day Care Services 6,586 55.0 3,622 85 639 4,261Funeral Homes & Funeral Services 1,846 55.0 1,015 85 179 1,194Photographic Services 6,463 55.0 3,555 85 627 4,182Photographic Studios 2,062 55.0 1,134 85 200 1,334Veteranarian Services 4,124 55.0 2,268 85 400 2,668Pet Care 615 55.0 338 85 60 398

Rental and Leasing Formalwear and costume rental 246$ 45.0 % 111 85 % 20$ 131$ Video tape and disc rental 2,247 45.0 1,011 85 178 1,189


Professional ServicesProfessional Service Offices 25,482$ 25.0 % 6,371$ 85 % 1,124$ 7,495$


Automotive Repair and Maintenanc General automotive repair 10,617$ 50.0 % 5,309$ 85 % 937$ 6,246$ Automotive exhaust system repair 277 50.0 139 85 25 164 Automotive transmission repair 677 50.0 339 85 60 399 Carburetor repair shops 739 50.0 370 85 65 435 Brake, front end & wheel alignment 523 50.0 262 85 46 308 Electrical repair shops, motor vehicle 92 50.0 46 85 8 54 Paint or body repair shops 7,540 50.0 3,770 85 665 4,435 Automotive glass replacement 2,308 50.0 1,154 85 204 1,358 Automotive oil change & lubrication shops 1,108 50.0 554 85 98 652 Carwashes 1,385 50.0 693 85 122 815






Health Care Offices of physicians Offices of physicians (except mental health specialists) 37,576$ 45.0 % 16,909$ 85 % 2,984$ 19,893$ Offices of physicians, mental health specialists 862 45.0 388 85 68 456Offices of dentists 14,156 45.0 6,370 85 1,124 7,494Offices of other health practitioners Offices of chiropractors 2,862 45.0 1,288 85 227 1,515 Offices of optometrists 1,016 45.0 457 85 81 538 Offices of mental health practitioners (except physicians) 800 45.0 360 85 64 424 Offices of physical, occup, & speech therapists & audiologists Speech therapist & audiologists 154 45.0 69 85 12 81 Physical & occupational therapists 2,277 45.0 1,025 85 181 1,206 Offices of all other health practitioners Offices of podiatrists 246 45.0 111 85 20 131 Offices of all other misc. health practitioners 1,385 45.0 623 85 110 733

Outpatient care centers Outpatient mental health & substance abuse centers 2,647$ 45.0 % 1,191$ 85 % 210$ 1,401$ Other outpatient care centers Kidney dialysis centers 1,077 45.0 485 85 86 571 All other outpatient care centers 1,570 45.0 707 85 125 832



Table C-4







Other Personal ServicesPhotofinishing 1,554$ 55.0 % 855$ 85 % 151$ 1,006$ Photofinishing Laboratories 1,254 55.0 690 85 122 812One Hour Photo Finishing 300 55.0 165 85 29 194Child Day Care Services 5,834 55.0 3,209 85 566 3,775Funeral Homes & Funeral Services 1,636 55.0 900 85 159 1,059Photographic Services 5,725 55.0 3,149 85 556 3,705Photographic Studios 1,827 55.0 1,005 85 177 1,182Veteranarian Services 3,653 55.0 2,009 85 355 2,364Pet Care 545 55.0 300 85 53 353

Rental and Leasing Formalwear and costume rental 218$ 45.0 % 98$ 85 % 17$ 115$ Video tape and disc rental 1,990 45.0 896 85 158 1,054




Automotive Repair and Maintenanc General automotive repair 9,406$ 50.0 % 4,703$ 85 % 830$ 5,533$ Automotive exhaust system repair 245 50.0 123 85 22 145 Automotive transmission repair 600 50.0 300 85 53 353 Carburetor repair shops 654 50.0 327 85 58 385 Brake, front end & wheel alignment 463 50.0 232 85 41 273 Electrical repair shops, motor vehicle 82 50.0 41 85 7 48 Paint or body repair shops 6,680 50.0 3,340 85 589 3,929 Automotive glass replacement 2,045 50.0 1,023 85 181 1,204 Automotive oil change & lubrication shops 981 50.0 491 85 87 578 Carwashes 1,227 50.0 614 85 108 722

Appendix D

RETAIL AND SERVICES SALES POTENTIAL AND SUPPORTABLE SPACE

Delano Current Trade Area Retail D-1 Delano Current Trade Area Services D-2 Delano Community Trade Area Retail D-3 Delano Community Trade Area Services D-4

Table D-1

DELANO CURRENT TRADE AREARETAIL SALES POTENTIAL AND SUPPORTABLE SPACE, 2010



Category Potential Per Sq. Ft. Square Feet Store Size

SHOPPING GOODS

General Merchandise Department stores Discount stores 19,740,000$ 250$ 78,960 110,000 Department Stores 3,309,000 225 14,707 150,000 Other general merchandise stores Warehouse Clubs and Supercenters 2,068,000$ 450$ 4,596 185,000 Variety stores 210,000 220 955 5,000 Miscellaneous general mdse. 1,861,000 250 7,444 80,000

Apparel & Accessories Clothing Stores Mens and boys 201,000$ 220$ 914 4,000 Womens clothing 973,000 200 4,865 4,200 Children's & infant 235,000 240 979 3,900 Family clothing 2,303,000 260 8,858 4,900 Clothing accessories stores 79,000 290 272 1,400 Other clothing stores 301,000 265 1,136 2,725

Shoe Stores Men's 40,000$ 290$ 138 2,200 Women's 49,000 270 181 2,400 Children's & infant 23,000 290 79 2,200 Family shoe stores 380,000 175 2,171 3,400 Athletic footwear 179,000 175 1,023 3,300

Furniture & Home Furnishings Furniture 1,434,000$ 260$ 5,515 7,900 Floor coverings 973,000 225 4,324 3,600 Window treatment stores 45,000 210 214 4,900 All other home furnishings stores 894,000 175 5,109 3,500

Electronics & Appliances Stores Household appliance stores 581,000$ 275$ 2,113 4,200 Radio, tv & electronics stores 2,739,000 300 9,130 2,500 Computers & Software 771,000 580 1,329 3,400

Other Shopping Goods Sporting goods 1,430,000$ 200$ 7,150 7,500 General Line Sporting Gds. 615,000 200 3,075 7,500 Specialty Line Sporting Gds. 816,000 225 3,627 2,900 Book stores & newsdealers 458,000 160 2,863 2,300 Stationery Stores and Office Supply 681,000 375 1,816 1,000 Musical Instrument & Supplies 301,000 240 1,254 7,300 Jewelry stores 771,000 325 2,372 1,500 Hobby, toy & game 559,000 175 3,194 2,740 Camera & photographic supply 258,000 275 938 2,200 Gift, novelty & souvenirs 715,000 150 4,767 3,000 Luggage & leather goods 45,000 200 225 2,300 Sewing, needlework & piece goods 280,000 100 2,800 12,400 Pet stores 414,000 200 2,070 2,900 Art dealers 100,000 225 444 2,000 Optical goods stores 335,000 290 1,155 1,500 Pre-Recorded Tapes, Compact Discs 203,000 230 883 3,500 Cosmetics, beauty supplies & perfume 199,000 320 622 2,000 All other health & personal care 414,000 275 1,505 1,650

Table D-1 (continued)





CONVENIENCE GOODS

Food Stores Grocery stores 20,788,000$ 400$ 51,970 52,500 Supermarkets 20,386,000 400 50,965 52,500 Convenience food 336,000 300 1,120 2,000Specialty food stores 410,000 200 2,050 2,400

Meat Markets 137,000 225 609 2,300Fish & Seafood Markets 50,000 250 200 2,200Fruit & Vegetable Markets 87,000 200 435 2,000Other Specialty Food Stores 137,000 225 609 2,000

Baked Goods 50,000 250 200 1,800Confectionery and Nut Stores 38,000 320 119 1,200All Other Specialty Food Stores 50,000 200 250 2,200

Other Convenience Goods Drug & proprietary stores 7,441,000$ 460$ 16,176 11,700 Hardware 1,287,000 185 6,957 7,857 Liquor 2,298,000 375 6,128 2,900 Florist 626,000 190 3,295 1,600 Food/health supplement stores 209,000 250 836 1,500

Food Service & Drinking Places Food Service Full-service restaurants 5,913,000$ 360$ 16,425 4,500 Limited service restaurants 4,363,000 400 10,908 3,400 Cafeterias 0 235 0 10,000 Snack & beverage places 680,000 300 2,267 1,500

Ice Cream & Soft Serve 107,000 325 329 1,200Frozen Yogurt 12,000 200 60 1,200Doughnut Shops 143,000 220 650 1,200Bagel Shops 72,000 275 262 2,150Coffee Shops 203,000 400 508 1,500Cookie Shops 12,000 400 30 1,200Other Snack Shops 131,000 360 364 2,200

Specialized food places 1,407,000 400 3,518 N/A

Drinking Places -$ 250$ 0 N/A

Gasoline Svs Stations/Conv. Gas/Convenience food stores 17,294,000$ 1,400$ 12,353 2,400 Other Gas Stations & Truck Stops 2,094,000 1,000 2,094 2,000

OTHER RETAIL STORES

Building Materials & Garden Supplies Building materials & supplies stores 17,193,000$ 250$ 68,772 120,000 Home centers 6,485,000 350 18,529 120,000 Paint, glass & wallpaper 681,000 225 3,027 3,750 Other building materials dealers 8,192,000 225 36,409 N/A Lawn & garden equipment Outdoor power equipment 405,000$ 100$ 4,050 N/A Retail nurseries, lawn & garden 1,731,000 100 17,310 15,000

Motor Vehicles & Parts Dealers Auto parts, accessories & tires Auto parts & accessories stores 1,328,000$ 200$ 6,640 6,500 Tire dealers 828,000 200 4,140 2,500 Auto Dealers 22,476,000 1,050 21,406







SHOPPING GOODS

General Merchandise Department stores Discount stores 22,889,000$ 250$ 91,556 110,000 Department Stores 3,836,000 225 17,049 150,000 Other general merchandise stores Warehouse Clubs and Supercenters 2,398,000 450 5,329 185,000 Variety stores 244,000 220 1,109 5,000 Miscellaneous general mdse. 2,158,000 250 8,632 80,000

Apparel & Accessories Clothing Stores Mens and boys 234,000$ 220$ 1,064 4,000 Womens clothing 1,128,000 200 5,640 4,200 Children's & infant 273,000 240 1,138 3,900 Family clothing 2,670,000 260 10,269 4,900 Clothing accessories stores 91,000 290 314 1,400 Other clothing stores 350,000 265 1,321 2,725


Furniture & Home Furnishings Furniture 1,663,000$ 260$ 6,396 7,900 Floor coverings 1,128,000 225 5,013 3,600 Window treatment stores 51,000 210 243 4,900 All other home furnishings stores 1,036,000 175 5,920 3,500

Electronics & Appliances Stores Household appliance stores 674,000$ 275$ 2,451 4,200 Radio, tv & electronics stores 3,175,000 300 10,583 2,500 Computers & Software 894,000 580 1,541 3,400

Other Shopping Goods Sporting goods 1,659,000$ 200$ 8,295 7,500 General Line Sporting Gds. 713,000 200 3,565 7,500 Specialty Line Sporting Gds. 946,000 225 4,204 2,900 Book stores & newsdealers 531,000 160 3,319 2,300 Stationery Stores and Office Supply 790,000 375 2,107 1,000 Musical Instrument & Supplies 350,000 240 1,458 7,300 Jewelry stores 894,000 325 2,751 1,500 Hobby, toy & game 648,000 175 3,703 2,740 Camera & photographic supply 298,000 275 1,084 2,200 Gift, novelty & souvenirs 830,000 150 5,533 3,000 Luggage & leather goods 51,000 200 255 2,300 Sewing, needlework & piece goods 324,000 100 3,240 12,400 Pet stores 480,000 200 2,400 2,900 Art dealers 116,000 225 516 2,000 Optical goods stores 389,000 290 1,341 1,500 Pre-Recorded Tapes, Compact Discs 235,000 230 1,022 3,500 Cosmetics, beauty supplies & perfume 231,000 320 722 2,000 All other health & personal care 480,000 275 1,745 1,650






CONVENIENCE GOODS










OTHER RETAIL STORES

Building Materials & Garden Supplies Building materials & supplies stores 19,935,000$ 350$ 56,957 120,000 Home centers 8,355,000 350 23,871 120,000 Paint, glass & wallpaper 789,000 225 3,507 3,750 Other building materials dealers 9,499,000 225 42,218 N/A Lawn & garden equipment Outdoor power equipment 469,000 100 4,690 N/A Retail nurseries, lawn & garden 2,007,000 100 20,070 15,000



Table D-2

DELANO CURRENT TRADE AREASERVICES SALES POTENTIAL AND SUPPORTABLE SQUARE FEET, 2010

BY SERVICES CATEGORY



Personal Care Services Barber shops 39,000$ 200$ 195 725 Beauty Shops 1,231,000 190 6,479 1,400 Nail salons 71,000 110 645 1,200 Diet & weight reducing services 110,000 150 733 1,900 Other personal care services 127,000 175 726 1,300

Drycleaning & Laundry Service Coin-operated laundries & drycleaners 154,000$ 60$ 2,567 2,000 Drycleaning & laundry services (except coin-op.) 341,000 150 2,273 1,600

Other Personal ServicesPhotofinishing 313,000$ 326$ 960 1,150Photofinishing Laboratories 253,000 326 776 1,150One Hour Photo Finishing 61,000 326 187 1,100Child Day Care Services 1,647,000 100 16,470 5,000Funeral Homes & Funeral Services 461,000 N/A N/A N/APhotographic Services 1,616,000 275 5,876 2,000Photographic Studios 516,000 275 1,876 1,800Veteranarian Services 1,031,000 225 4,582 2,200Pet Care 154,000 75 2,053 1,200

Rental and Leasing Formalwear & costume rental 79,000$ 365$ 216 1,200 Video tape and disc rental 401,000 200 2,005 6,000

Recreation Bowling Centers 456,000$ 110$ 4,145 20,000 Physical fitness facilites 1,723,000 80 21,538 6,500 Golf courses and country clubs 1,602,000 N/A 0

Professional ServicesProfessional Service Offices 4,550,000$ 300$ 15,167 2,000

Household Goods Repair Home & Garden Equipment & Appliance Repair 253,000$ 175$ 1,446 Reupholstery & furniture repair 177,000 155 1,142 600 Footwear and leather goods repair 22,000 155 142 750 Watch, clock and jewelry repair 44,000 155 284 900 Garment repair and alteration services 33,000 125 264 825

Automotive Repair and Maintenanc General automotive repair 2,654,000$ 200$ 13,270 Automotive exhaust system repair 69,000 200 345 Automotive transmission repair 169,000 200 845 Carburetor repair shops 184,000 200 920 Brake, front end & wheel alignment 131,000 200 655 Electrical repair shops, motor vehicle 23,000 200 115 Paint or body repair shops 1,884,000 200 9,420 Automotive glass replacement 577,000 200 2,885 Automotive oil change & lubrication shops 277,000 200 1,385 Carwashes 347,000 200 1,735






Health CareOffices of physicians Offices of physicians (except mental health specialists) 7,104,000$ 285$ 24,926 1,800 Offices of physicians, mental health specialists 164,000 285 575 1,800Offices of dentists 3,747,000 285 13,147 1,700Offices of other health practitioners Offices of chiropractors 758,000 250 3,032 1,600 Offices of optometrists 269,000 250 1,076 1,600 Offices of mental health practitioners (except physicians) 212,000 285 744 1,800 Offices of physical, occup, & speech therapists & audiologists Speech therapist & audiologists 41,000 250 164 1,600 Physical & occupational therapists 602,000 250 2,408 1,600 Offices of all other health practitioners Offices of podiatrists 65,000 285 228 1,800 Offices of all other misc. health practitioners 367,000 285 1,288 1,800

Outpatient care centers Outpatient mental health & substance abuse centers 700,000$ 250$ 2,800 Other outpatient care centers Kidney dialysis centers 285,000 285 1,000 All other outpatient care centers 415,000 285 1,456

Home health care services 1,271,000 285 4,460







Personal Care Services Barber shops 47,000$ 200$ 235 725 Beauty Shops 1,512,000 190 7,958 1,400 Nail salons 88,000 110 800 1,200 Diet & weight reducing services 135,000 150 900 1,900 Other personal care services 155,000 175 886 1,300


Other Personal ServicesPhotofinishing 385,000$ 326$ 1,181 1,150Photofinishing Laboratories 311,000 326 954 1,150One Hour Photo Finishing 74,000 326 227 1,100Child Day Care Services 2,021,000 100 20,210 5,000Funeral Homes & Funeral Services 567,000 N/A N/APhotographic Services 1,984,000 275 7,215 2,000Photographic Studios 633,000 275 2,302 1,800Veteranarian Services 1,266,000 225 5,627 2,200Pet Care 189,000 75 2,520 1,200

Rental and Leasing Formalwear & costume rental 96,000$ 365$ 263 1,200 Video tape and disc rental 493,000 200 2,465 6,000



Household Goods Repair Home & Garden Equipment & Appliance Repair 311,000$ 175$ 1,777 Reupholstery & furniture repair 216,000 155 1,394 600 Footwear & leather goods repair 27,000 155 174 750 Watch, clock & jewelry repair 54,000 155 348 900 Garment repair & alteration services 41,000 175 234 825

Automotive Repair and Maintenanc General automotive repair 3,259,000$ 200$ 16,295 Automotive exhaust system repair 85,000 200 425 Automotive transmission repair 208,000 200 1,040 Carburetor repair shops 227,000 200 1,135 Brake, front end & wheel alignment 161,000 200 805 Electrical repair shops, motor vehicle 28,000 200 140 Paint or body repair shops 2,314,000 200 11,570 Automotive glass replacement 708,000 200 3,540 Automotive oil change & lubrication shops 340,000 200 1,700 Carwashes 425,000 200 2,125






Health Care Offices of physicians Offices of physicians (except mental health specialists) $ 8,238,000 $ 285 28,905 1,800 Offices of physicians, mental health specialists 189,000 285 663 1,800Offices of dentists 4,345,000 285 15,246 1,700Offices of other health practitioners Offices of chiropractors 879,000 250 3,516 1,600 Offices of optometrists 312,000 250 1,248 1,600 Offices of mental health practitioners (except physicians) 246,000 285 863 1,800 Offices of physical, occup, & speech therapists & audiologists Speech therapist & audiologists 47,000 250 188 1,600 Physical & occupational therapists 699,000 250 2,796 1,600 Offices of all other health practitioners Offices of podiatrists 75,000 285 263 1,800 Offices of all other misc. health practitioners 425,000 285 1,491 1,800

Outpatient care centers Outpatient mental health & substance abuse centers 813,000$ 250$ 3,252 Other outpatient care centers Kidney dialysis centers 331,000 285 1,161 All other outpatient care centers 482,000 285 1,691



Table D-3

DELANO COMMUNITY TRADE AREARETAIL SALES POTENTIAL AND SUPPORTABLE SPACE, 2010




SHOPPING GOODS

General Merchandise Department stores Discount stores 33,232,000$ 250$ 132,928 110,000 Department Stores 6,265,000 225 27,844 150,000 Other general merchandise stores Warehouse Clubs and Supercenters 3,133,000$ 450$ 6,962 185,000 Variety stores 253,000 220 1,150 5,000 Miscellaneous general mdse. 3,133,000 250 12,532 80,000




Electronics & Appliances Stores Household appliance stores 825,000$ 275$ 3,000 4,200 Radio, tv & electronics stores 3,889,000 300 12,963 2,500 Computers & Software 1,095,000 580 1,888 3,400

Other Shopping Goods Sporting goods 2,031,000$ 200$ 10,155 7,500 General Line Sporting Gds. 873,000 200 4,365 7,500 Specialty Line Sporting Gds. 1,159,000 225 5,151 2,900 Book stores & newsdealers 651,000 160 4,069 2,300 Stationery Stores and Office Supply 969,000 375 2,584 1,000 Musical Instrument & Supplies 429,000 240 1,788 7,300 Jewelry stores 1,095,000 325 3,369 1,500 Hobby, toy & game 794,000 175 4,537 2,740 Camera & photographic supply 365,000 275 1,327 2,200 Gift, novelty & souvenirs 1,016,000 150 6,773 3,000 Luggage & leather goods 64,000 200 320 2,300 Sewing, needlework & piece goods 396,000 100 3,960 12,400 Pet stores 588,000 200 2,940 2,900 Art dealers 143,000 225 636 2,000 Optical goods stores 476,000 290 1,641 1,500 Pre-Recorded Tapes, Compact Discs 288,000 230 1,252 3,500 Cosmetics, beauty supplies & perfume 283,000 320 884 2,000 All other health & personal care 588,000 275 2,138 1,650






CONVENIENCE GOODS










OTHER RETAIL STORES

Building Materials & Garden Supplies Building materials & supplies stores 39,539,000$ 250$ 158,156 120,000 Home centers 11,600,000 350 33,143 120,000 Paint, glass & wallpaper 940,000 225 4,178 3,750 Other building materials dealers 15,824,000 225 70,329 N/A Lawn & garden equipment Outdoor power equipment 493,000$ 100$ 4,930 N/A Retail nurseries, lawn & garden 2,107,000 100 21,070 15,000








SHOPPING GOODS

General Merchandise Department stores Discount stores 37,511,000$ 250$ 150,044 110,000 Department Stores 7,072,000 225 31,431 150,000 Other general merchandise stores Warehouse Clubs and Supercenters 3,536,000 450 7,858 185,000 Variety stores 287,000 220 1,305 5,000 Miscellaneous general mdse. 3,536,000 250 14,144 80,000




Electronics & Appliances Stores Household appliance stores 931,000$ 275$ 3,385 4,200 Radio, tv & electronics stores 4,390,000 300 14,633 2,500 Computers & Software 1,236,000 580 2,131 3,400

Other Shopping Goods Sporting goods 2,294,000$ 200$ 11,470 7,500 General Line Sporting Gds. 985,000 200 4,925 7,500 Specialty Line Sporting Gds. 1,308,000 225 5,813 2,900 Book stores & newsdealers 735,000 160 4,594 2,300 Stationery Stores and Office Supply 1,093,000 375 2,915 1,000 Musical Instrument & Supplies 484,000 240 2,017 7,300 Jewelry stores 1,236,000 325 3,803 1,500 Hobby, toy & game 896,000 175 5,120 2,740 Camera & photographic supply 413,000 275 1,502 2,200 Gift, novelty & souvenirs 1,146,000 150 7,640 3,000 Luggage & leather goods 71,000 200 355 2,300 Sewing, needlework & piece goods 448,000 100 4,480 12,400 Pet stores 663,000 200 3,315 2,900 Art dealers 161,000 225 716 2,000 Optical goods stores 538,000 290 1,855 1,500 Pre-Recorded Tapes, Compact Discs 325,000 230 1,413 3,500 Cosmetics, beauty supplies & perfume 319,000 320 997 2,000 All other health & personal care 663,000 275 2,411 1,650






CONVENIENCE GOODS




Other Convenience Goods Drug & proprietary stores 9,687,000$ 460$ 21,059 11,700 Hardware 1,675,000 185 9,054 7,857 Liquor 4,187,000 375 11,165 2,900 Florist 815,000 190 4,289 1,600 Food/health supplement stores 272,000 250 1,088 1,500

Food Service & Drinking Places Food Service Full-service restaurants 9,480,000$ 360$ 26,333 4,500 Limited service restaurants 6,996,000 400 17,490 3,400 Cafeterias 0 235 0 10,000 Snack & beverage places 1,089,000 300 3,630 1,500

Ice Cream & Soft Serve 172,000 325 529 1,200Frozen Yogurt 19,000 200 95 1,200Doughnut Shops 229,000 220 1,041 1,200Bagel Shops 115,000 275 418 2,150Coffee Shops 325,000 400 813 1,500Cookie Shops 19,000 400 48 1,200Other Snack Shops 211,000 360 586 2,200




OTHER RETAIL STORES

Building Materials & Garden Supplies Building materials & supplies stores 44,631,000$ 350$ 127,517 120,000 Home centers 13,093,000 350 37,409 120,000 Paint, glass & wallpaper 1,061,000 225 4,716 3,750 Other building materials dealers 17,861,000 225 79,382 N/A Lawn & garden equipment Outdoor power equipment 556,000 100 5,560 N/A Retail nurseries, lawn & garden 2,378,000 100 23,780 15,000

Motor Vehicles & Parts Dealers Auto parts, accessories & tires Auto parts & accessories stores 1,704,000$ 200$ 8,520 6,500 Tire dealers 1,062,000 200 5,310 2,500 Auto Dealers 25,909,000 1,050 24,675


Table D-4

DELANO COMMUNITY TRADE AREASERVICES SALES POTENTIAL AND SUPPORTABLE SQUARE FEET, 2010




Personal Care Services Barber shops 101,000$ 200$ 505 725 Beauty Shops 3,233,000 190 17,016 1,400 Nail salons 187,000 110 1,700 1,200 Diet & weight reducing services 288,000 150 1,920 1,900 Other personal care services 332,000 175 1,897 1,300


Other Personal ServicesPhotofinishing 1,006,000$ 326$ 3,086 1,150Photofinishing Laboratories 812,000 326 2,491 1,150One Hour Photo Finishing 194,000 326 595 1,100Child Day Care Services 3,775,000 100 37,750 5,000Funeral Homes & Funeral Services 1,059,000 N/A N/A N/APhotographic Services 3,705,000 275 13,473 2,000Photographic Studios 1,182,000 275 4,298 1,800Veteranarian Services 2,364,000 225 10,507 2,200Pet Care 353,000 75 4,707 1,200

Rental and Leasing Formalwear & costume rental 115,000$ 365$ 315 1,200 Video tape and disc rental 1,054,000 200 5,270 6,000



Household Goods Repair Home & Garden Equipment & Appliance Repair 369,000$ 175$ 2,109 Reupholstery & furniture repair 256,000 155 1,652 600 Footwear and leather goods repair 33,000 155 213 750 Watch, clock and jewelry repair 65,000 155 419 900 Garment repair and alteration services 48,000 125 384 825

Automotive Repair and Maintenanc General automotive repair 5,533,000$ 200$ 27,665 Automotive exhaust system repair 145,000 200 725 Automotive transmission repair 353,000 200 1,765 Carburetor repair shops 385,000 200 1,925 Brake, front end & wheel alignment 273,000 200 1,365 Electrical repair shops, motor vehicle 48,000 200 240 Paint or body repair shops 3,929,000 200 19,645 Automotive glass replacement 1,204,000 200 6,020 Automotive oil change & lubrication shops 578,000 200 2,890 Carwashes 722,000 200 3,610






Health CareOffices of physicians Offices of physicians (except mental health specialists) 17,624,000$ 285$ 61,839 1,800 Offices of physicians, mental health specialists 404,000 285 1,418 1,800Offices of dentists 6,639,000 285 23,295 1,700Offices of other health practitioners Offices of chiropractors 1,342,000 250 5,368 1,600 Offices of optometrists 476,000 250 1,904 1,600 Offices of mental health practitioners (except physicians) 375,000 285 1,316 1,800 Offices of physical, occup, & speech therapists & audiologists Speech therapist & audiologists 72,000 250 288 1,600 Physical & occupational therapists 1,068,000 250 4,272 1,600 Offices of all other health practitioners Offices of podiatrists 115,000 285 404 1,800 Offices of all other misc. health practitioners 649,000 285 2,277 1,800

Outpatient care centers Outpatient mental health & substance abuse centers 1,241,000$ 250$ 4,964 Other outpatient care centers Kidney dialysis centers 505,000 285 1,772 All other outpatient care centers 736,000 285 2,582








Personal Care Services Barber shops 114,000$ 200$ 570 725 Beauty Shops 3,649,000 190 19,205 1,400 Nail salons 212,000 110 1,927 1,200 Diet & weight reducing services 326,000 150 2,173 1,900 Other personal care services 375,000 175 2,143 1,300


Other Personal ServicesPhotofinishing 1,135,000$ 326$ 3,482 1,150Photofinishing Laboratories 916,000 326 2,810 1,150One Hour Photo Finishing 219,000 326 672 1,100Child Day Care Services 4,261,000 100 42,610 5,000Funeral Homes & Funeral Services 1,194,000 N/A N/APhotographic Services 4,182,000 275 15,207 2,000Photographic Studios 1,334,000 275 4,851 1,800Veteranarian Services 2,668,000 225 11,858 2,200Pet Care 398,000 75 5,307 1,200

Rental and Leasing Formalwear & costume rental 131,000$ 365$ 359 1,200 Video tape and disc rental 1,189,000 200 5,945 6,000



Household Goods Repair Home & Garden Equipment & Appliance Repair 416,000$ 175$ 2,377 Reupholstery & furniture repair 289,000 155 1,865 600 Footwear & leather goods repair 36,000 155 232 750 Watch, clock & jewelry repair 73,000 155 471 900 Garment repair & alteration services 54,000 175 309 825

Automotive Repair and Maintenanc General automotive repair 6,246,000$ 200$ 31,230 Automotive exhaust system repair 164,000 200 820 Automotive transmission repair 399,000 200 1,995 Carburetor repair shops 435,000 200 2,175 Brake, front end & wheel alignment 308,000 200 1,540 Electrical repair shops, motor vehicle 54,000 200 270 Paint or body repair shops 4,435,000 200 22,175 Automotive glass replacement 1,358,000 200 6,790 Automotive oil change & lubrication shops 652,000 200 3,260 Carwashes 815,000 200 4,075






Health Care Offices of physicians Offices of physicians (except mental health specialists) $ 19,893,000 $ 285 69,800 1,800 Offices of physicians, mental health specialists 456,000 285 1,600 1,800Offices of dentists 7,494,000 285 26,295 1,700Offices of other health practitioners Offices of chiropractors 1,515,000 250 6,060 1,600 Offices of optometrists 538,000 250 2,152 1,600 Offices of mental health practitioners (except physicians) 424,000 285 1,488 1,800 Offices of physical, occup, & speech therapists & audiologists Speech therapist & audiologists 81,000 250 324 1,600 Physical & occupational therapists 1,206,000 250 4,824 1,600 Offices of all other health practitioners Offices of podiatrists 131,000 285 460 1,800 Offices of all other misc. health practitioners 733,000 285 2,572 1,800

Outpatient care centers Outpatient mental health & substance abuse centers 1,401,000$ 250$ 5,604 Other outpatient care centers Kidney dialysis centers 571,000 285 2,004 All other outpatient care centers 832,000 285 2,919



delano retail demand analysis

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