Glisan Street Commercial Corridor RETAIL MARKET ANALYSIS Prepared by City of Portland Bureau of Planning June 2007 PLANNING CITY OF PORTL AND buReAu OF Acknowledgments City of Portland Bureau of Planning Staff Alma Flores Tina M. Mosca Amy Koski Erin Grushon Steve Kountz Gary Odenthal Christine Rains Barry Manning Debbie Bischoff Business District Association Board Ken Turner Mark Schmidt Paul Ellison Victoria Oglesbee Joel Grayson Janet Grayson Judy Wolleck Gary Sargent David Tarlow Richard Kiely Nancy Chapin Special thanks to the Oregon Department of Land and Community De- velopment and Washman Car Wash, LLC for their generous support. For More Information, contact: Alma Flores Bureau of Planning 1900 SW 4th Avenue, Suite 7100 Portland, OR 97201-5380 (503) 823-7801 aflores@ci.portland.or.us Table of Contents Study Overview 1 Methodology 3 Existing Conditions 4 Overview of the Corridor 5 Transportation 5 Land Use 6 Recent Development 6 Mix of Businesses And Land Uses 7 Glisan Street In Relation to Other Corridors 7 Land Use Inventory 9 Industry Mix 14 Demographics 18 Population and Housing Trends 19 Business Environment 26 Business and Customer Perceptions 26 Crime Statistics 27 Corridor Performance 28 Retail Gap Analysis 30 Neighborhood Trade Area Gap Analysis 31 Community Trade Area Gap Analysis 34 Competitive Strengths and Weaknesses 37 Appendices 39 Glisan Street Corridor Retail Market Analysis 1 A Study Overview ccording to the National Trust for Historic Preservation’s Main Street program, “commercial district [s] [are] the most visible indicator of community pride, along with its economic and social health. It is either an asset or a liability in the effort to recruit new residents, new businesses and industries, retirees, tourists, and others to your community and to keep those you already have.” The Main Streets program promotes a four-pronged approach that includes economic restructuring, design, organization, and promotion. Due to lim- ited resources this study only purports to address some of the economic restructuring elements. Later phases of the Commercial Corridors Project for the city could address the design, promotion, and organizational capacity needs. This report is part of the second phase of a project that started in 2004. Phase I provided an inventory and as- sessment of the commercial land uses that can be found along Portland’s network of arterial streets outside of the Central City. Ninety three (93) commercial segments were profiled in Phase I (See Appendix A), which focused on activity that can be found along key arterial streets that serve neighborhoods throughout the City. These streets serve many functions and support a broad array of land uses, ranging from residential to commercial and light industrial and manufacturing activities. Nearly all function as commercial districts or corridors, providing a mar- ketplace of goods and services that serve users ranging from neighborhood households and workers to the regional population. Phase II of the Commercial Corridor Study, which began in spring 2006 and is anticipated to be completed in summer 2007, incorporates a detailed market analysis of four of the 93 Phase I commercial corridors in the context of citywide baseline market trends. These corridors include: 82nd Avenue (Glisan Street to Powell Boulevard)• Glisan Street from (57th to 82nd Avenue)• North Lombard Street• Sandy Boulevard (57th to 92nd Avenue)• Division Street (110th to 162nd Avenue• Several factors influenced which corridors were selected for Phase II. All of the Phase II corridors are challenging commercial areas located outside the Central City and the City’s 11 urban renewal areas. They are not currently the subject of formal planning or economic development efforts. Most are designated Main Streets in the Metro 2040 Plan, but are not necessarily functioning in that way at this time. All have relatively active business associations that can presumably use the study results to help improve the vitality of these corridors. In some cases, the business district association serving the corridor requested that their district be included in Phase II. Study Overview See Website for the National Trust’s section on “Why Revitalize?”, http://www.mainstreet.org/content.aspx?page=2000§ion=16 Glisan Street Corridor Retail Market Analysis 2 Study Overview One of the key goals of Phase II is to identify market opportunities along each of the selected corridors by inven- torying existing conditions such as land use and business composition, quantifying sales activity – including retail leakage and surplus – and identifying demographic and economic drivers impacting market activity. The findings of the Phase II studies will be used to explore future strategies and implementation alternatives for revitalization of the corridors. Further, the studies will be a valuable source of economic, demographic and market data for corri- dor business owners, business district association representatives and city planners seeking to strengthen the local business climate by providing an objective assessment of market conditions. Glisan Street Corridor Retail Market Analysis 3 T Methodology Methodology his retail market analysis is one tool for identifying retail market trends within a more localized, neighborhood context. In addition to an analysis of demographic data, crime statistics and retail sales potential, Bureau of Plan- ning staff conducted business owner surveys and an “on-the-ground” inventory of existing Cor- ridor buildings and storefronts to provide qualita- tive information. A copy of the business survey is provided in Appendix B. The data and findings from this study will provide an understanding of the local market area that should inform land use planning, economic and business development decisions. In conducting this study, specific trade areas were defined. The Corridor’s neighborhood (1-mile) and community (2-mile) trade areas, drawn as concentric circles originating from its center point at the intersection of NE Glisan Avenue and 69th Avenue were selected based upon a variety of factors, including, but not limited to, recent redevelopment, population demographics, business association activity and geographic proximity to other major malls and retail centers that are likely to compete with Corridor businesses for customers. While retail and commercial service businesses along the Corridor serve customers beyond the trade areas selected for this study, the majority of customers are presumed to originate from within a 2-mile area given the predominance of small businesses and neighborhood retailers along the Corridor and the close proximity of other major corridors, such as Sandy Boulevard and 82nd Avenue, which may compete with the Glisan Corridor for customers. The sales gap analysis will identify gaps in the existing business mix for the neighborhood and community trade areas and iden- tify industries where there is a surplus of goods and services Many storefronts along the corridor show under-capitalized signs and facades which compromises the integrity of the corridor. A sign and façade program would be a useful tool along the corridor. Glisan Street Corridor Retail Market Analysis 4 Existing Conditions Existing Conditions Overview of the Glisan Street Corridor he Corridor is located 5 miles northeast of downtown Portland and, as shown in Figure 1, extends roughly 1.2 miles along Glisan Street, from 57th Street to 82nd Avenue. It is contained within two Portland neigh- borhoods including Center and Montavilla and is served by the 82nd Avenue Business District Associa- tion. This corridor, at one point, hosted its own Business Association but dissolved for unknown reasons. Organi- zational capacity building and decision making for the corridor is limited due to its reliance on the 82nd Avenue Business Association, which is being stretched too thin already. Some characteristics of the corridor include: it is a 2-lane arterial with on-street parking on both sides, average dai- ly traffic is between 16,000-21,000 with a vehicle oriented streetscape, corridor blocks intersect with neighborhood entrances and the development patterns consist of mostly one-story buildings with minimal landscaping integrated with the sites, there is inadequate public space and amenities and various signage and façade treatments exist. Some issues that affect the corridor include: • Uninviting pedestrian environment • Poor interconnectivity • Age and condition of the buildings T • Underutilized and obsolete development sites • Multiple ownership makes redevelopment a challenge • Compatibility with adjacent residential neighborhoods is not clear Figure 1: Glisan Street Locator Map Glisan Street & Quarter Mile Buffer Glisan Street Corridor Retail Market Analysis 5 Existing Conditions Line 19 – Glisan Street Line 71 – 57th Ave/Prescott Street (60th/122nd) Line 72 – 82nd Ave/Killingsworth MAX Blue and Red Lines Table 1: Bus Lines Serving the Corridor TRANSPORTATION The section of Glisan Street that intersects the Corridor is classified as a Major City Traffic Street in the City of Port- land’s Transportation System Plan. It is adequately served by public transit, including three bus lines (see Table 1 below) and MAX Blue and Red Lines, accessible at the 60th Avenue MAX Station, just north of Glisan on 60th Avenue. LAND USE Most of the Corridor is zoned General Commercial. Howev- er, it does contain some residential zoned property in the Me- dium and Low Density Multi-Dwelling zoning districts. The General Commercial zone supports an automobile-oriented, low density environment. The Multi-Dwelling zones allow for smaller residential dwellings, such as townhouses, as well as larger, multi-story residential buildings located near collector streets and adjacent to commercial areas and transit. The majority of Corridor businesses are small, independent retailers and commercial services companies. A commu- nity shopping center at the intersection of 66th and Glisan features the Corridor’s only national chains, Fred Meyer, owned by the national grocery store chain Kroger, and PetCo. Originally built in 1962, the Fred Meyer grocery store, which anchors the shopping center, is undergoing a major reno- vation and expansion that will be completed in 2007. The Corridor competes with major shopping centers in Portland as well as neighboring commercial corridors, including 82nd Avenue and Sandy Boulevard. Some of the commercial and retail services offered by Corridor businesses can be found in other corridors, but are highly specialized. Businesses that provide specialized products and services include a saddlery, a costume rental shop, and an apothecary. Fred Meyer is undergoing a major renovation and expansion—to be completed in 2007. Some specialty stores exist along the corridor such as Helen’s Pacific Costumers (Glisan and 75th). Glisan Street Corridor Retail Market Analysis 6 Existing Conditions Center Commons Housing Development (58th and Glisan) adds high- density living to the Corridor—a much needed boost to the corridor businesses. Most buildings along the Corridor have small setbacks, multiple stories and a mix of uses. Today, the infrastruc- ture continues to provide a variety of storefront options well-suited for small businesses. As described above, the only full-service grocery store located in the Corridor, Fred Meyer, is being remodeled. Center Commons, a mixed-use transit-oriented development located adjacent to the entrance of I-84, was completed in 2001. The project features 314 rental units, including affordable and market- rate apartments and 172 senior housing units, as well as 26 for-sale, market-rate town homes. At the intersection of 76th and Glisan, across from the New Beginnings Christian Center, Glisan Plaza, a new Christian learning and supplies building, was completed in spring 2007. RECENT DEvELOPMENT Glisan Plaza (76th and Glisan) was completed in Spring 2007 in order to meet the growing demands of New Beginnings Christian Center. Glisan Street Corridor Retail Market Analysis 7 Existing Conditions Mix of Businesses and Land Uses he composition of businesses along a commercial corridor significantly influences its identity, attractive- ness, and ability to capture sales. This section of the report provides a detailed inventory of businesses and land uses on the Glisan Corridor. An examination of business and employment activity in comparison to the 93 citywide corridors and an analysis of the industry mix along the Corridor are also provided. GLISAN STREET IN RELATION TO OTHER CORRIDORS Figures 2 and 3 below show the percentage of businesses and employees by land use category within the Glisan Avenue Corridor in comparison to the 93 commercial corridors citywide identified in Phase I of this study. This Corridor is comprised of 119 businesses employing an estimated 540 persons compared to 6,777 businesses in all 93 corridors employing an estimated 64,941 persons. Since a comprehensive on-the-ground land use and business inventory was conducted along the Glisan Avenue Corridor, the business data reported for the Corridor in Figure 2 may be more accurate than the data reported for all 93 corridors, which is based solely on InfoUSA data that dates back to 2004. Similarly, in Figure 3, the reported percentages of employees by land use within the Corridor and all 93 corridors are based on 2004 InfoUSA data and may not be comprehensive since some employee data are not available and therefore are not reflected in these totals. T 35% 30% 25% 20% 15% 10% 5% 0 – 30% 11% 21% 17% 32% 8% 7% 14% 11% Glisan Corridor All 93 Corridors Retail Trade Leisure and Personal Of^ce Institutional Industrial Hospitality Services | | | | | | | Land Use Categories Bu sin es se s i n Sa nd y Co rr id or 22% 15% 12% Figure 2: Percentage of Businesses by Land Use Category InfoUSA, 2004 data for 93 Corridors. Bureau of Planning Land Use Inventory for Glisan Street Corridor. Glisan Street Corridor Retail Market Analysis 8 Existing Conditions Findings: • Relative to all corridors citywide, the percentage of Retail Trade employees in the Corridor is significantly higher– 34 percent compared to 19 percent for all 93 corridors. • There are fewer Institutional workers along the Corridor – 11 percent compared to 19 percent citywide. While the Corridor has a higher percentage of employees working in the Industrial and Personal Services industries, the difference is modest at 2 percent and 1 percent. • The percentage of employees working in the Office and Leisure and Hospitality sectors are lower within the Corridor than all corridors citywide. Findings: • The business mix along the Glisan Corridor is different from that of all corridors citywide. For example, the Glisan Corridor has a much higher percentage of Retail Trade and Personal Services uses – 30 percent and 21 percent compared to 22 percent and 12 percent citywide. Further, at 17 percent, the percentage of Office busi- nesses along the Corridor is 15 percent lower than the percentage for all 93 corridors. • The Corridor has slightly more Industrial businesses than other corridors citywide – 14 percent compared to 11 percent for all 93 corridors. Figure 3: Percentage of Employees1 by Land Use Category InfoUSA, 2004 data for 93 Corridors. ES 202 2005 Employment data, Bureau of Planning Land Use Inventory for Glisan Street Corridor. 1 Employment includes subcontractors 40% – 35% – 30% – 25% – 20% – 15% – 10% – 5% – 0% – 19% 20% 6% 27% 21% 19% 11% 10% 12% Glisan Corridor All 93 Corridors Retail Trade Leisure and Personal Of^ce Institutional Industrial Hospitality Services | | | | | | | Bu sin es se s i n Sa nd y Co rr id or 5% 16% 34% Land Use Categories Glisan Street Corridor Retail Market Analysis 9 Existing Conditions LAND USE INvENTORY A review of existing land use and development patterns can provide useful information about how an area has evolved over the years and what type of development is likely to occur in the future. In summer 2006, the Bureau of Planning conducted a land use inventory along the Glisan Corridor. The inventory identified employ- ment uses and non-employment uses such as community facilities, open space, vacant land and space for lease. The Corridor is comprised of 232 businesses and 282 tax lots, which may include multiple uses within a build- ing or strip mall as well as parking lots. The land use map in Figure 4 illustrates existing uses by tax lot. Tax lots with multiple uses were assigned a single land use based on the use that supports the largest amount of building square footage. Glisan Street Corridor Retail Market Analysis 10 Existing Conditions Figure 4: Land Use Map – West Section Glisan Street Corridor Retail Market Analysis 11 Existing Conditions Figure 4: Land Use Map – West Section Figure 4a: Land Use Map – East Section Glisan Street Corridor Retail Market Analysis 12 Existing Conditions Table 2 provides a summary of land uses within the Glisan Corridor. The employment uses are categorized by seven general uses, including Retail Trade, Leisure and Hospitality, Personal Services, Office, Open Space, Institu- tional and Industrial, with more detailed uses within each of these broad categories. The table also includes build- ing square footage to illustrate the use and/or availability of space for each category. Since the size of tax lots in commercial areas can vary significantly, comparing the total building square footage oc- cupied by different uses is a more effective way to gauge the overall physical and economic character of a corridor. Predominant uses along the Corridor include Retail Trade, Institutional and Leisure and Hospitality uses, which occupy 41 percent, 23 percent and 13 percent of the Corridor’s total building square footage respectively. Table 2: Summary of Land Uses Land Use Category NAICS Codes Number of Tax lots Percent of Total Uses Building Square Footage Percent of Total Square Footage EMPLOYMENT USES Retail Trade 25 17% 213,728 23% Motor Vehicle Dealers 4411-2 0 0% 0 0% Food and Beverage Stores 445 6 4% 115,645 12% All Other Retail Trade * 19 13% 98,083 11% Leisure and Hospitality 9 6% 46,578 5% Restaurants and Bars 722 9 6% 46,578 5% Lodging 721 0 0% 0 0% Arts, Entertainment and Recreation 711-3 0 0% 0 0% Personal Services 18 13% 67,402 7% Automotive Repair and Maintenance 8111 13 9% 53,062 6% Personal Care and Laundry Facilities 3 2% 7,064 1% Other Repair and Maintenance 8113-4 2 1% 7,276 1% Of^ce 14 10% 116,124 13% Medical and Dental Of^ces 622-3 3 2% 9,072 1% Professional and Business Services 541, 551, 561 4 3% 8,111 1% Financial Activities 521-5, 531-3 6 4% 79,691 9% Information 511-2, 515-9 1 1% 19,250 2% Government 921-8 0 0% 0 0% Institutional 6 4% 64,282 7% Religious, Community and Social Service Institutions 813, 624 5 3% 63,418 7% Schools and Colleges 611 1 1% 864 0% Medical Centers and Residential Care Facilities 622-3 0 0% 0 0% Industrial1 ** 12 8% 69,075 7% Construction of Buildings 2 1% 7,060 1% Electrical Equipment, Appliances, and Component Manuf. 1 1% 7,144 1% Fabricated Metal Product Manufacturing 1 1% 3,950 0% Merchant Wholesalers, Durable Goods 6 4% 47,403 5% Rental and Leasing Services 2 1% 3,518 0% Total Employment Uses 84 58% 577,189 62% NON-EMPLOYMENT USES Open Space 0 0% 0 0% Residential 52 36% 342,997 37% Vacant Building or Storefront 4 3% 5,040 1% Vacant Land2 4 3% 0 10% Total Non-Employment Uses 60 42% 348,037 38% Total Uses 144 100% 925,226 100% 1Includes the following NAICS Industry Sectors: Construction of Buildings, Electrical Equipment, Appliance and Component Manufacturing, Fabricated Metal Product Manufacturing, Merchant Wholesalers, Durable Goods, and Rental and Leasing Services. * 442-4, 445-8, 451-4 **111-5, 211-3, 221, 236-8, 311-6, 321-7, 331-9, 423-5, 481-8, 491-3, 562 2All are zoned commercial Glisan Street Corridor Retail Market Analysis 13 Existing Conditions Findings: • Of the 144 tax lots along the Corridor, employment uses constitute just 58 percent. This is due to the large presence of residential uses (36 percent) along the corridor. • Retail trade, including Food and Beverage Stores, is the predominant employment land use along the Corri- dor, accounting for an estimated 17 percent of total uses. • In addition to retail uses, Personal Services and Offices, which comprise 13 percent and 10 percent of total land uses along the Corridor, feature prominently. • 17 restaurants and bars are located along the Corridor. • Potential for redevelopment is limited due to approximately 4 vacant storefronts. However, there may be ad- ditional potential for rehabilitation of some of the aging buildings along the Corridor. INDUSTRY MIx Table 3 the distribution of Corridor businesses by National American In- dustry Classification System (NAICS) industry sector. NAICS is a standard- ized system used in the United States and Canada to classify different indus- tries. Table 3 provides an overview of the industry makeup of the Corridor at the broadest level using two-digit NA- ICS codes. Tables 4 to 7 provide more detail for three of the main industry sectors (Other Services, Retail Trade, and Accommodation and Food Ser- vices) along the Corridor using three-, four- and five-digit NAICS codes. Similar to the land use survey, the busi- ness composition analysis reveals that most Corridor businesses specialize in Table 3: Business Composition by Industry Source: Portland Bureau of Planning 2007 Business Owner Survey NAICS Industry Sector NAICS Codes Number of Businesses Percent of Total Uses Construction 23 3 3% Manufacturing 32-33 3 3% Wholesale Trade 42 6 5% Retail Trade 44-45 34 29% Transportation and Warehousing 48-49 0 0% Information 51 1 1% Finance and Insurance 52 4 3% Real Estate Rental and Leasing 53 4 3% Professional, Scienti^c, and Technical Services 54 9 8% Administrative/Support Services 56 1 1% Educational Services 61 2 2% Health Care and Social Assistance 62 3 3% Arts Entertainment and Recreation 71 0 0% Accommodation and Food Services 72 17 14% Other Services 81 32 27% Public Administration 0 0 0% Total Businesses - 119 100.0% services, including, but not limited to, personal care services, hair, nail and skin care services, automotive repair services, and other commercial services. The health of the businesses are unknown and not part of this research, but given the supply of these services makes for highly competitive sectors, dspecially when one factors in the com- peting districts near the corridor. Glisan Street Corridor Retail Market Analysis 14 Existing Conditions Table 4: Other Service Businesses by 5-Digit NAICS Findings: • Businesses specializing in Automotive Mechanical and Electrical Repair and Maintenance and Hair, Nail and Skin Care Services are well represented along the Corridor, accounting for a combined 60 percent of busi- nesses in the “Other Services” industry sub sector. • The Corridor is home to four religious organizations. 5-Digit NAICS Industry Sub Sector NAICS Code Number Percent All Other Personal Services 81299 1 3% Automotive Body, Paint, Interior and Glass Repair 81112 3 9% Automotive Mechanical and Electrical Repair and Maintenance 81111 12 38% Civic and Social Organizations 81341 1 3% Drycleaning and Laundry Services 81232 1 3% Hair, Nail and Skin Care Services 81211 7 22% Electronic and Precision Equipment Repair and Maintenance 81141 2 6% Other Personal Care Services 81219 1 3% Religious Organizations 81311 4 13% Total 32 100% Source: Portland Bureau of Planning 2007 Business Owner Survey Table 4 shows the distribution of businesses for the category, “Other Services” by 5-Digit NAICS classification. Source: Portland Bureau of Planning 2006 Business Owner Survey Table 5: Retail Trade Businesses by 3-Digit NAICS 3-Digit NAICS Industry Sub Sector NAICS Code Number Percent Clothing and Clothing Accessories Stores 448 2 6% Electronics and Appliance Stores 443 1 3% Food and Beverage Stores 445 6 18% Furniture and Home Furnishing Stores 442 4 12% Gasoline Stations 447 2 6% Health and Personal Care Stores 446 1 3% Miscellaneous Store Retailers 453 11 32% Motor Vehicle and Parts Dealers 441 3 9% Sporting Goods, Hobby, Book and Music Stores 451 4 12% Total 34 100% Table 5 below shows the distribution of Retail Trade businesses by 5-Digit NAICS classification. Source: Portland Bureau of Planning 2007 Business Owner Survey Glisan Street Corridor Retail Market Analysis 15 Existing Conditions Findings: • Food and Beverage Stores constitute 18 percent of Retail Trade businesses along the Corridor. Two Asian mar- kets, Kabayan’s Best Asian Grocery and Bui’s Natural Tofu, a recently remodeled Fred Meyer’s at the intersec- tion of x and Glisan, and several convenience stores are examples of the Corridor’s diverse mix of Food and Beverage retailers. • Four Furniture and Home Furnishing Stores, including Maple Creek Furniture and Knotty by Nature; four Sporting Goods, Hobby, Book, and Music Stores, including the New Beginnings Bookstore, are located along the Corridor. Together, businesses in these industry sub-sectors account for 24 percent of Retail Trade busi- nesses on the Corridor. El Dorado Mexican restaurant is an example of an ethnic business along Glisan Street. Table 6: Accommodation and Food Services Businesses by 5-Digit NAICS Findings: • Full Service Restaurants and Limited Service Eating Places (i.e. fast food) comprise 71 percent of the Corridor’s Accommodation and Food Service employers (20 businesses). An assortment of restaurants and cafes, includ- ing El Dorado Mexican Grill & Cantina, Paitong Thai, and Cali Sandwiches, are located on the Corridor. • Five bars, including Biddy’s and the Glisan Street Pub, are located on the Corridor. Source: Portland Bureau of Planning 2006 Business Owner Survey 5-Digit NAICS Industry Sub Sector NAICS Code Number Percent Drinking Places (Alcoholic Beverages) 72241 5 29% Full Service Restaurants 72211 4 24% Limited Service Eating Places 72221 8 47% Total 17 100% Table 6 below shows the distribution of Accommodation and Food Services businesses by 5-Digit NAICS classifi- cation. Glisan Street Corridor Retail Market Analysis 16 Existing Conditions Figure 6: Map of Neighborhood (1-mile) and Community (2-mile) Trade Areas Demographics his section is designed to provide a technical examination of the conditions that impact the market demand for the Glisan Street Corridor. Market demand is a function of the disposable income that may be spent within the defined trade areas of a specified development or commercial district and residen- tial density. The combined spending of residents, employees, and visitors to an area represents the ability of these groups to support commercial uses. Demand is based on the spending power and the capture rate of residents on non-residents of the area. As described in the Methodology, the majority of potential customers are assumed to be drawn from a two-mile area originating from the Corridor’s center point (See Figure 6). While the Corridor functions primarily as a neighborhood and community serving commercial center, some of its retail sales originate from beyond the neighborhood and community trade areas. Source: ESRI Business Analyst and Portland Bureau of Planning. T 1-mile 2-mile Glisan Street Corridor Retail Market Analysis 17 Understanding trade area demographics, including population and household trends, helps existing businesses and prospective investors assess the market demand for retail goods and services. Typically, consumer demand is fueled by individual or household purchases and anticipated household or population growth may indicate future op- portunities for a retailer. A summary of key neighborhood and community demographic data is presented below, with more detailed data provided in Appendix C. Population and household characteristics for Glisan Street were analyzed using US Bureau of the Census 2000 Census Population and Housing data, Metro household and employ- ment data and ESRI Business Analyst data. POPULATION AND HOUSING TRENDS Household and Employment Characteristics With the exception of regional retailers, including large-format stores such as Costco, Wal-Mart or Home Depot that draw customers from a large market area, the number of households in the surrounding area is an important consideration for retail and service sector businesses that rely heavily on the patronage of neighborhood and com- munity residents. Similarly, understanding trade area employment characteristics, including the number of persons employed and the most commonly represented types of employment (i.e. retail, service, etc.), is important because during lunchtime and the commute to work, local workers may patronize businesses close to their workplace. Table 7 provides 2005 estimates and 2030 forecasts of the total households in the neighborhood and community trade areas and citywide. Table 8 provides 2005 estimates and 2030 forecasts of the total number of persons em- ployed by employment type in the neighborhood and community trade areas and citywide. 2005 Household Estimate 2030 Household Projection Projected Growth Neighborhood Trade Area 11,924 15,617 31% Community Trade Area 35,190 47,645 35% Portland 437,297 299,997 37% 2005 Household Estimate 2030 Household Projection Projected Growth Neighborhood Trade Area 10,312 11,006 7% Community Trade Area 32,409 38,278 18% Portland 235,180 299,355 27% Existing Conditions Table 7: Household Estimates and Forecasts Table 8: Employment Estimates and Forecasts Glisan Street Corridor Retail Market Analysis 18 70% 60% 50% 40% 30% 20% 10% 0% Neighborhood Trade Area Community Trade Area Portland 63% 17% 20% 66% 16% 18% 65% 16% 19% White Collar Services Blue Collar Existing Conditions Findings: • The neighborhood and community trade areas are projected to experience significantly lower population growth than the city between 2005 and 2030. • The neighborhood and community trade areas are projected to experience slightly lower employment growth than the city between 2005 and 2030. Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. ESRI 2005 estimates. Occupation of Area Residents For many retailers, the concentration of white or blue collar workers is one of several factors that may influence their decision to open a new store or expand an existing facility in a given location. For example, second hand clothing stores, discount grocery and merchandise stores and used car dealerships tend to be successful in areas with a higher concentration of blue collar or services workers. As shown in Figure 7 below, at 63 percent, in the neighborhood trade area, the majority of workers are white collar workers. Compared to the City, however, the neighborhood has a slightly lower concentration of white collar workers and a higher percentage of services and blue collar workers. However, the occupation breakdown for the neighborhood, community and the City are very similar. Accordingly, businesses that offer a broad mix of goods and services consumed by white collar profession- als as well as services and blue collar workers are likely to thrive in the neighborhood trade area. Figure 7: 2005 Employed Population 16+ by Occupation Glisan Street Corridor Retail Market Analysis 19 Findings: • Compared to the City, the neighborhood has a lower concentration of white collar workers and a higher per- centage of services and blue collar and service workers. • Relative to the neighborhood trade area, the community trade area’s employed population more closely resem- bles the employed population Citywide. Housing Units and Homeownership Identifying the breakdown of owner versus rental households in a given area is important because tenure can influ- ence the demand for certain retail goods and services. For example, homeowners tend to allocate a greater share of their disposable income to home furnishings and home equipment than renters. Home improvement and garden centers as well as furniture stores, hardware and appliance stores and retailers that sell paint, wallpaper, floor cover- ings and other home products generally prosper in active housing markets. Table 9 shows that within the Neigh- borhood Trade area there were over 10,000 housing units in 2005 with a comparable City of Portland homeowner- ship rate. Table 10: Housing Characteristics Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. ESRI 2005 population estimate and 2010 population forecast. Findings: • The homeownership rate in the community trade area is consistently higher than that of the neighborhood trade area and the City of Portland. • In the neighborhood trade area, the homeownership rate is expected to decline between 2006 and 2011, while it is projected to remain stable in the community trade area and the City of Portland during the same time period. • Vacancy rates are projected to slowly rise in the neighborhood and community trade areas but remain stable for the City of Portland. Age The age distribution of the market area population can help determine the right business mix for a commercial corridor because spending patterns vary among different age groups. For example, personal expenditures change as an individual ages. Drug stores and assisted care services flourish in areas with a large elderly population. Cloth- ing stores and fast food establishments thrive in retail areas that contain a large concentration of adolescents. Neighborhood Trade Area Community Trade Area Portland 2000 2005 2010 2000 2005 2010 2000 2005 2010 Total Housing Units 9,752 10,049 10,397 36,863 38,254 39,679 237,307 245,975 256,252 Occupancy Rate 95% 94% 93% 96% 94% 93% 94% 94% 94% Vacancy Rate 5% 6% 7% 4% 6% 7% 6% 6% 6% Homeownership Rate 54% 57% 53% 61% 63% 63% 56% 57% 57% Median Home Value $147,330 $237,139 $309,078 $158,111 $251,509 $330,949 $154,721 $210,133 $277,084 Existing Conditions Table 9: Housing Characteristics Glisan Street Corridor Retail Market Analysis 20 Table 10: Population By Age Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. ESRI 2005 population estimate and 2010 population fore- cast. Findings: • In general, the neighborhood and community trade area and City populations have a similar age distribution and median age. • Between 2000 and 2010, the median age in all three geographies is projected to increase by more than two years, with increases of more than 3 years projected in both the neighborhood and community trade area. Household Income Household income is a good indicator of residents’ spending power. When making location decisions, retailers may consider the median household income in a trade area or seek a minimum of households within a certain income range. For example, dollar stores and other discount retailers are more likely to locate in lower income neighborhoods than boutique clothing stores and other high-end retailers that cater to more affluent households. Table 11 shows the estimated distribution of total households by household income in 2006 for the Neighborhood and Community Trade Areas and the City of Portland. Age Group Neighborhood Trade Area Community Trade Area Portland 2000 2006 2011 2000 2006 2011 2000 2006 2011 0 - 19 23% 23% 22% 23% 22% 21% 24% 23% 22% 20 - 34 26% 23% 23% 25% 23% 22% 26% 25% 24% 35 - 64 38% 42% 44% 40% 43% 45% 39% 41% 42% 65+ 12% 11% 11% 13% 12% 12% 12% 11% 12% Median Age 35.3 36.9 38.4 36.2 37.8 39.3 35.2 36.3 37.6 Existing Conditions Table 10 shows the age distribution of the neighborhood and community trade area and City populations as re- ported in the 2000 Census. It also shows the estimated and projected age distributions for 2006 and 2011. Glisan Street Corridor Retail Market Analysis 21 Existing Conditions Table 11: Total Households by Household Income Source: U.S. Bureau of the Census, 2000 Census of Population and Housing, ESRI 2006 population estimate. Findings: • In 2006, the neighborhood and community trade areas had a higher proportion of middle-class households, earning $35,000 to $99,999, than the City of Portland. • At 21% and 18%, the respective percentages of low-income households in the neighborhood and community trade areas earning less than $25,000 is slightly lower than the citywide share of low-income households (24%). • The median household incomes for the neighborhood trade area ($50,120) and the community trade area ($55,259) are higher than that of the City of Portland ($47,277). • The community trade has a larger proportion of higher income households earning $100,000 or more (18%) than the neighborhood trade area (15%) and the City (16%). Education For some retailers, educational attainment is an important indicator of the consumer demand for certain con- venience and comparison shopping goods. For example, some specialty grocers, such as Trader Joe’s, choose to locate in areas with high education attainment while others make this decision based solely on disposable income. According to the Census Bureau (Table 12) the percentage of the neighborhood population with a four-year degree is low compared to the City, retailers that cater to consumers with higher levels of educational attainment may be less likely to locate there. ESRI 2005 Estimate Neighborhood Trade Area Community Trade Area Portland Number Percent Number Percent Number Percent Household Income Base 9,434 100% 35,899 100% 230,860 100% < $15,000 990 10.5% 3,320 9.2% 30,924 13.4% $15,000 - $24,999 971 10.3% 3,285 9.2% 25,464 11% $25,000 - $34,999 1,138 12.1% 3,707 10.3% 26,571 11.6% $35,000 - $49,999 1,605 17% 5,857 16.3% 38,479 16.6% $50,000 - $74,999 2,076 22% 7,863 21.9% 46,738 20.2% $75,000 - $99,999 1,254 13.3% 5,353 14.9% 25,749 11.2% $100,000 - $149,999 958 10.2% 4,418 12.3% 23,833 10.3% $150,000 - $199,999 285 3% 1,314 3.7% 5,930 2.6% $200,000+ 157 1.7% 782 2.2% 7,172 3.1% Median Household Income $50,120 $55,259 $47,277 Average Household Income $62,829 $67,998 $63,788 Per Capita Income $26,600 $28,702 $27,379 ESRI 2005 Estima e Glisan Street Corridor Retail Market Analysis 22 Existing Conditions Table 12: Educational Attainment, 2000 Source: U.S. Bureau of the Census, 2000 Census of Population and Housing, Findings: • In general, the neighborhood and community trade area and City populations have a similar proportion of residents over age 25 that do not have a high school diploma in 2000. • Advanced degrees are slightly less common in the neighborhood trade area, where 10 percent of residents have earned a Master’s, Professional, or Doctorate Degree, compared with 12 percent of the Community Trade Area population and 11 percent of the Portland population. Race and Ethnicity Racial and ethnic distributions also impact consumer spending and business development. In recent years, for example, as the Asian American population in nearby neighborhoods has grown, the Corridor has witnessed an increase in the number of ethnic markets and businesses oriented towards these ethnic groups. Table 13 shows the racial distribution of the 1-mile and 3-mile trade area. Educational Attainment Neighborhood Trade Area Community Trade Area Portland Number Percent Number Percent Number Percent Total 15,268 100% 59,300 100% 363,851 100% Less than 9th Grade 792 5% 3,016 5% 18,744 5% 9th - 12th Grade, No Diploma 1,254 8% 4,781 8% 33,382 9% High School Graduate 3,399 22% 12,268 21% 80,947 22% Some College, No Degree 4,150 27% 15,376 26% 90,825 25% Associate Degree 937 6% 3,414 6% 21,255 6% Bachelor’s Degree 3,219 21% 13,590 23% 77,321 21% Master’s/Professional/Doctorate 1,517 10% 6,855 12% 41,377 11% Glisan Street Corridor Retail Market Analysis 23 Existing Conditions Table 13: Race and Ethnicity, 2000 Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. Findings: • The neighborhood market area is largely comprised of non-Hispanic Whites (78 percent) and a growing Asian and Pacific Islander population (10 percent). • Both the Neighborhood and the Community Trade areas have a higher proportion of Asian and Pacific Island- er population than they city as a whole which reflects the growth of the niche markets along the corridor. Race or Ethnicity Neighborhood Trade Area Community Trade Area Portland Number Percent Number Percent Number Percent Total Population 23,474 100% 88,443 100% 529,121 100% White Alone 17,306 78% 68,168 81% 412,241 78% Black or African American Alone 747 3% 2,432 3% 35,115 7% American Indian or Alaska Native Alone 189 1% 691 1% 5,587 1% Asian Alone 2,280 10% 7,682 9% 33,470 6% Paci^c Islander Alone 85 0% 258 0% 1,993 0% Some Other Race Alone 629 3% 1,953 2% 18,760 4% Two or More Races 929 4% 3,042 4% 21,955 4% Total Hispanic/Latino Origin 1,309 6% 4,217 5% 36,058 7% Glisan Street Corridor Retail Market Analysis 24 Existing Conditions F Business Environment rom a public perspective, crime and safety, while distinct from one another, are often viewed synonymously. The look and feel of a place, including the level of maintenance, lighting conditions, and the amount and types of business and street activity, can significantly influence public attitudes and opinions. A feeling of safety is important to the success and vibrancy of an area, and regardless of whether or not a high level of crime ac- tually exists, the perception of crime can greatly impact an area. For example, businesses may be less likely to locate in an area due to safety concerns for employees and customers. Similarly, nearby residents are often less likely to walk to or patronize local businesses if they feel unsafe. To improve public perceptions, basic streetscape, infrastruc- ture and building and storefront improvements can be made to increase the overall appearance and feeling of safety. BUSINESS AND CUSTOMER PERCEPTIONS The majority of business owners surveyed along the Corridor felt the quality of businesses and safe roads were the most important for the health and vitality of the corridor. According to Table 14, appearance of buildings and signs, quality of businesses, traffic circulation and customer service were other important factors. The least important fac- tors are also noted in the table. Table 14: Factors Impacting the Health and Vitality of the Corridor Rank Most Important Least Important 1 Quality of Businesses Variety of Entertainment Options 2 Safe Roads Availability of Multi-Cultural Businesses/Activities 3 Maintained Buildings Variety of Restaurants 3 Attractive & Visible Signage While 44 percent of the business owners rated the maintenance of buildings as bad or very bad, 42 percent re- sponded that their interiors did not require changes to attract more customers. However, business owners were more interested in storefront improvements with 39 percent of respondents saying that their storefronts require improvements to attract more customers. Overall, the majority of business owners would like to make changes to their storefront as opposed to their interior, with 39 percent desiring storefront improvements and 22 percent desir- ing interior improvements (See Figures 8 and 9). A storefront enhancement program could be an option to help encourage revitalization of the Corridor. Glisan Street Corridor Retail Market Analysis 25 Existing Conditions Figure 9: Businesses that Desire Interior Improvements Figure 8: Businesses that Desire Storefront Improvements 39% 32% 28% Yes No Maybe 4% 21% 34% 41% CRIME STATISTICS Based on data from the Portland Police Bureau, Table 15 shows the number of crimes against persons and property as well as calls for service2 that occurred within the City of Portland and Glisan Street between 2000 and 2005. For the purpose of analyzing crime trends, Glisan Street includes census tracts located within a quarter mile radius of the Corridor. When comparing crime and calls for service activity for Glisan Street to the city, it is important to keep in mind that Glisan Street is a major commercial thoroughfare, with higher employment and housing densi- ties than some other parts of the city. In contrast, the City, which encompasses a much larger geographic area, features a much broader range of population, housing and employment densities. See Appendices D and E for detailed maps of Crime and Calls for Service on Glisan Street. See Appendices F and G for a detailed map of Crime and Calls for Service Citywide. 2Calls for service includes two types of calls, dispatched calls and self-initiated calls, and do not necessarily result in an arrest. Dispatched calls refer to 9-1-1 calls that have come into the Bureau of Emergency Communications (BOEC) and for which an officer is dispatched to that incident. Self-initiated calls occur when an officer witnesses an incident while on patrol and responds (or someone stops the officer on the street and reports a problem). Yes No Maybe Don’t know Glisan Street Corridor Retail Market Analysis 26 Existing Conditions 82nd Avenue Portland Table 15: Total Crimes and Calls for Service Findings: • Total crimes on Glisan Street peaked in 2003 (1,535 crimes). Total crimes Citywide also peaked in 2003 (47,066 crimes). • Between 2000 and 2005, crimes against persons on Glisan Street decreased by 30 percent overall, compared to the 32 percent decrease Citywide. While the City experienced a steady decline in crimes against persons, annual reported crimes on Glisan Street did not follow a consistent up or down trend. Crimes against persons on Glisan Street decreased by 24 percent between 2000 and 2001, and then increased over each of the following two years. • Total property crimes on Glisan Street peaked in 2003 (1,428 crimes). In 2003, the number of property crimes reported on Glisan was 26 percent higher than the previous year (1,138 crimes). 2000 2001 2002 2003 2004 2005 % change 2000 2001 2002 2003 2004 2005 % change 2000-05 2000-05 CRIMES CRIMES AGAINST PERSONS Murder 0 1 0 0 0 0 --- 18 22 20 28 29 22 22% Rape 5 11 6 6 7 6 20% 369 305 354 310 313 325 -12% Robbery 25 29 26 33 26 27 8% 1,455 1,272 1,296 1,375 1,291 1,139 -22% Aggravated assault 98 36 72 68 48 56 -43% 3,864 2,963 2,844 2,732 2,405 2,376 -39% Total Person Crimes 128 97 104 107 81 89 -30% 5,706 4,562 4,514 4,445 4,038 3,862 -32% CRIMES AGAINST PROPERTY Burglary 142 157 162 219 254 187 32% 5,601 5,615 5,731 6,507 7,259 6,142 10% Larceny 635 840 776 991 785 632 0% 25,063 28,457 28,052 29,748 28,452 25,941 4% Motor vehicle theft 155 186 191 197 224 258 66% 4,782 4,765 5,255 5,982 6,052 5,834 22% Arson 9 12 9 21 6 7 -22% 510 385 496 384 363 375 -26% Total Property Crimes 941 1,195 1,138 1,428 1,269 1,084 15% 35,956 39,222 39,534 42,621 42,126 38,292 6% Total Crimes 1,069 1,292 1,242 1,535 1,350 1,173 10% 41,662 43,784 44,048 47,066 46,164 42,154 1% CALLS FOR SERvICE Dispatched 6,018 6,628 6,259 6,886 7,107 6,831 14% 230,740 243,861 248,865 262,670 259,661 244,335 6% Self-initiated 3,099 2,669 3,665 3,993 4,084 3,892 26% 202,811 176,363 185,261 192,184 173,269 189,861 -6% Total Calls for Service 9,117 9,297 9,924 10,879 11,191 10,723 18% 433,551 420,224 434,126 454,854 432,930 434,196 0% Source: Portland Police Bureau, SQL Program 1/03/07. Neighborhood Trade Area totals calculated using census tracts 17.01, 17.02, 18.01, and 18.02 Glisan Street Corridor Retail Market Analysis 27 Existing Conditions • Calls for service on Glisan Street increased over the five-year period by 18 percent. In comparison, the City re- mained constant after a slight increase in 2003. The highest concentration of calls for service along Glisan (see Appendix G), are centered around the intersection with NE 82nd Avenue and the intersection with NE 60th Avenue. Increased calls for service on Glisan Street may be attributable, in part, to the high density housing development located near the MAX stop at NE 60th. (see Appendix G), may have contributed to the increase in calls for service. • In 2005, Glisan Street witnessed a drop in total annual crimes, particularly in property crimes, which decreased by 15 percent. Within the property crime subgroup, there was a marked reduction in burglary and larceny, which decreased by 26 percent and 19 percent over 2004 figures. However, total crimes against persons rose somewhat (10%) during the same time period. 28 GLisan Street Corridor Retail Market Analysis Corridor Performance G Corridor Performance Retail Gap Analysis ap analysis (or leakage analysis) is a technique for quantifying how well the current mix of retailers in any area, such as a commercial corridor, meets the consumer market demand of surrounding residents. The analysis estimates how many shoppers are coming to a commercial corridor to purchase retail goods and the extent to which the corridor is capturing the retail spending potential of households residing both inside and outside of the corridor’s trade areas. The loss of retail sales that occurs when people do not shop in the area where they live is generally referred to as retail (or market) “leakage.” Conversely, a retail “surplus” exists if the actual retail sales within a corridor exceed the potential sales that could be generated by households living within the corridor’s trade areas. In general, the gap analysis identifies specific industry sectors that are either thriving or underserved in the corridor. Excessive leakage represents an opportunity for future business development within the corridor. In some cases, a surplus indicates a specialty cluster of businesses on the corridor that draws customers from a larger trade area. To identify the purchasing power of households within the Glisan Corridor’s trade areas and compare their total spending potential to the capacity of existing retailers to accommodate consumer market demand, a gap analysis was completed using ESRI Business Analyst. As described above, retail leakage figures (shown as positive num- bers) reflect industry sectors where a percentage of trade area households’ spending potential is spent in competing retail corridors. Retail surplus figures (shown as negative numbers) indicate industry sectors capturing more than their proportionate share of the trade area’s retail spending potential. NEIGHBORHOOD TRADE AREA GAP ANALYSIS Neighborhood retailers include businesses such as grocery stores, convenience stores, coffee shops, drug stores, dry cleaners, video rental stores, hair salons and local branches of banking/financial institutions, which specialize in goods and services consumed and purchased on a frequent basis. Perishable goods such as food, flowers, baked goods and over-the-counter medicines are common examples of neighborhood goods. Since ease of access is a primary consideration and consumers are generally unwilling to travel far for neighborhood goods and services, they are commonly referred to as “convenience purchases.” They are also regarded as “essential purchases” since all households consume them, regardless of income. In urban areas and most suburban locations, neighborhood retailers serve small trade areas. Their customer base is comprised primarily of neighborhood residents and, to a lesser degree, local workers, who patronize their stores more exclusively. Table 16 calculates the overall leakage or surplus within the Retail Trade and Food and Drink industries. Figure 10 breaks down these aggregate amounts by industry sub sector. 29 Glilsan Street Corridor Retail Market Analysis Corridor Performance Table 16: Retail Trade and Food & Drink Industry Summary Source: Business data provided by InfoUSA, Omaha NE, copyright 2005, all rights reserved. ESRI estimates for 2005. 1The Leakage/Surplus Factor is a measure of consumer demand relative to supply, ranging from 100 (total leakage) to -100 (total surplus). Industry Summary Supply Demand Leakage (+)/ Leakage (+)/ Number of (Retail Sales) (Retail Potential) Surplus (-) ($) Surplus (-) Factor1 Businesses Total Retail Trade and Food & Drink (NAICS 44-45, 722) $157,756,454 $232,663,624 $ 74,907,170 19.2 163 Total Retail Trade (NAICS 44-45) $115,209,408 $200,659,963 $ 85,450,555 27.1 119 Total Food & Drink (NAICS 722) $42,547,046 $ 32,003,661 $ 10,543,385 -14.1 44 Figure 10: Leakage/Surplus Factor by Industry Subsector Motor Vehicle & Parts Dealers Furniture & Home Furnishings Stores Electronics & Appliance Stores Bldg. Materials, Garden Equip. & Supply Stores Food and Beverage Stores Health & Personal Care Stores Gasoline Stations Clothing and Clothing Accessories Stores Sporting Goods, Hobby, Book, and Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Food Services & Drinking Places -100.00 -80.0 -60.0 -40.0 -20.0 0.0 20.0 40.0 60.0 80.0 100.0 Surplus - - - Leakage ➤ ➤ Source: Business data provided by InfoUSA, Omaha NE, copyright 2005, all rights reserved. ESRI estimates for 2005. 30 GLisan Street Corridor Retail Market Analysis Corridor Performance Findings: • Retail sales leakage of $74,907,170 is reported within the broad Retail Trade and Food and Drink categories. • Significant retail leakage, spread across many industry sub sectors, suggests that the demand for many neighbor- hood goods and services is not met being met locally. Accordingly, opportunity exists for current and future busi- nesses along the Glisan Corridor to meet the underserved market by providing goods and services that residents currently shop for outside of the neighborhood trade area. • 78 percent of business owners in the Glisan Corridor that completed the Bureau of Planning’s Business Owner Survey reported that business has either improved or stayed the same over the past five years. Given that the neighborhood as a whole has experienced notable retail leakage, it is possible that some businesses – particularly those that target the Asian community or specialize in ethnic goods and services not widely available throughout the City – have a strong customer base living outside the neighborhood trade area. • 22 percent of Corridor business owners that responded to the Business Owner Survey reported a decline in business. • Two industry sub sectors, Health and Personal Care Stores and Food Services and Drinking Places, generated a retail surplus of approximately $14,081,907 million. Figure 11 provides a more detailed analysis of leakage/surplus by industry group. The industry groups are a subset of the broader industry sub sectors. For example, the Food Services and Drinking Places sub sector is composed of four industry groups – Drinking Places, Special Food Services, Limited Service Eating Places and Full Service 31 Glilsan Street Corridor Retail Market Analysis Corridor Performance Restaurants. Examining leakage/surplus patterns by industry group gives local businesses, residents and prospec- tive investors a clearer picture of the types of businesses that are thriving and underrepresented. Figure 11: Leakage/Surplus Factor by Industry Group Source: Business data provided by InfoUSA, Omaha NE, copyright 2005, all rights reserved. ESRI estimates for 2005 Automobile Dealers Other Motor Vehicle Dealers Auto Parts, Accessories and Tires Stores Furniture Stores Home Furnishings Stores Electronics and Appliance Stores Building Material and Supplies Dealers Lawn and Garden Equipment and Supplies Stores Grocery Stores Specialty Food Stores Beer, Wine and Liquor Stores Health and Personal Care Stores Gasoline Stations Clothing Stores Shoe Stores Jewelry, Luggage and Leather Goods Stores Sporting Goods/Hobby/Musical Instrument Stores Book, Periodical and Music Stores Department Stores (Excluding Leased Depts.) Other General Merchandise Stores Florists Office Supplies, Stationery, and Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Full-Service Restaurants Limited-Service Eating Places Special Food Services Drinking Places (Alcoholic Beverages) -100.00 -80.0 -60.0 -40.0 -20.0 0.0 20.0 40.0 60.0 80.0 100.0 Surplus - - - Leakage ➤➤ 32 GLisan Street Corridor Retail Market Analysis Corridor Performance Findings: • The demand for neighborhood retail is not being met by existing businesses in many industry groups. • There is large market potential for Beer, Wine, and Liquor Stores, Shoe Stores, Other General Merchandise Stores, Office Supplies, Stationary, and Gift Stores, and Special Food Services within the neighborhood trade area. • Other retail potential exists; however, this potential exists for businesses not typically classified as neighbor- hood retailers (e.g. Furniture Stores, Jewelry, Luggage, and Leather Goods Stores, and Department Stores). These businesses generally serve larger trade areas and are therefore discussed in the community trade area findings. • When asked to identify businesses that would complement their business, 34 percent of business owners indicated a bakery, 26 percent a coffee shop, 22 percent a specialty grocer, 20 percent a retail music store, 20 percent a health food store, and 20 percent a bookstore. A detailed description of retail leakage/surplus by NAICS industry classifications can be found in Appendix H. COMMUNITY TRADE AREA GAP ANALYSIS Table 17 identifies leakage patterns within the Retail Trade and Food and Drink industries. Table 17: Retail Trade and Food & Drink Industry Summary Source: Business data provided by InfoUSA, Omaha NE, copyright 2005, all rights reserved. ESRI estimates for 2005. Findings: • Retail sales leakage is reported within the Retail Trade and Food and Drink industries (NAICS 44-45, 722), which generated an overall leakage of $51,701,085 in 2005. This suggests that the community trade area, which has nearly four times the number of households as the neighborhood trade area is, overall, not meeting the retail demands of residents in the area.. • Unlike the neighborhood trade area, the community trade area features several large format retailers, includ- ing but not limited to Target, Wal-Mart, and Home Depot. Most large format retailers are national and regional chains that offer a wider selection of retail goods than neighborhood retailers at a lower cost. For this reason, they have significantly larger trade areas comprised of multiple neighborhoods and municipalities. Supply Demand Leakage (+)/ Leakage (+)/ Number of Industry Summary (Retail Sales) (Retail Potential) Surplus (-) ($) Surplus (-)1 Businesses Factor Total Retail Trade and Food & Drink (NAICS 44-45, 722) $ 901,206,488 $952,907,573 $ 51,701,085 2.8 863 Total Retail Trade (NAICS 44-45) $ 727,287,582 $ 821,888,051 $ 94,600,469 6.1 589 Total Food & Drink (NAICS 722) $ 173,918,906 $ 131,019,522 -$ 42,899,384 -14.1 274 33 Glilsan Street Corridor Retail Market Analysis Corridor Performance A map of major shopping centers within the Portland Metro region that may compete with the Corridor for cus- tomers is shown in Figure 11. All of the shopping centers are within a 35-minute drive-time of the center point of the 82nd Avenue Corridor. Figure 12: Major Shopping Centers in the Portland Metro Region Source: Directory of Major Malls, Inc., and ESRI, 2006 34 GLisan Street Corridor Retail Market Analysis Corridor Performance Source: Business data provided by InfoUSA, Omaha NE, copyright 2005, All rights reserved. ESRI estimates for 2005. Findings: • In 2005, the Health and Personal Care, Sporting Goods, Hobby, Book, and Music Stores, Miscellaneous Store Retailers, Non-store Retailers, and Food Services and Drinking Places industry sub-sectors outperformed other sub-sectors in the community trade area. These sub-sectors generated a $93,731,505 retail surplus. • As a whole, the community trade area outperformed the neighborhood trade area, where only two sub sectors (Health and Personal Care Stores and Food Services and Drinking Places) generated a retail surplus in 2005. The community trade area’s greater capacity to serve the local market is not surprising considering the occur- rence of retail leakage in almost every sub-sector within the Glisan Street Neighborhood Trade Area. • While some industry sub-sectors in the community trade area generated a retail surplus, a majority of industry sub-sectors experienced retail leakage. Accordingly, the area may be able to support new (or existing) business- es within these sub sectors. The industry sub sectors that experienced the most significant leakage - Clothing and Clothing Accessories Stores and Building Materials, Garden Equipment and Supply Stores - could be the strongest opportunities for new businesses in the corridor. Figure 13: Leakage/Surplus Factor by Industry Subsector (Community Trade Area) Motor Vehicle and Parts Dealers Furniture and Home Furnishings Stores Electronics and Appliance Stores Bldg. Materials, Garden Equipment and Supply Stores Food and Beverage Stores Health and Personal Care Stores Gasoline Stations Clothing and Clothing Accessories Stores Sporting Goods, Hobby, Book, and Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Food Services & Drinking Places -100.00 -80.0 -60.0 -40.0 -20.0 0.0 20.0 40.0 60.0 80.0 100.0 Surplus - - - Leakage ➤➤ Figure 12 shows retail leakage/surplus by industry sub sector. Figure 14 shows retail leakage/surplus by more de- tailed industry groups. 35 Glilsan Street Corridor Retail Market Analysis Corridor Performance Source: Business data provided by InfoUSA, Omaha NE, copyright 2005, all rights reserved. ESRI estimates for 2005 Figure 14: Leakage/Surplus Factor by Industry Group (Community Trade Area) Automobile Dealers Other Motor Vehicle Dealers Auto Parts, Accessories and Tires Stores Furniture Stores Home Furnishings Stores Electronics and Appliance Stores Building Material and Supplies Dealers Lawn and Garden Equipment and Supplies Stores Grocery Stores Specialty Food Stores Beer, Wine and Liquor Stores Health and Personal Care Stores Gasoline Stations Clothing Stores Shoe Stores Jewelry, Luggage, and Leather Goods Stores Sporting Goods/Hobby/Musical Instrument Stores Books, Periodical and Music Stores Department Stores (Excluding Leased Depts.) Other General Merchandise Stores Florists O±ce Supplies, Stationery, and Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Full-Service Restaurants Limited-Service Eating Places Special Food Service Drinking Places (Alcoholic Beverages) -100.00 -80.0 -60.0 -40.0 -20.0 0.0 20.0 40.0 60.0 80.0 100.0 Surplus - - - Leakage ➤➤ 36 GLisan Street Corridor Retail Market Analysis Corridor Performance Findings: • Existing businesses within the community trade area do not satisfy all of the consumer needs of area house- holds. • Nevertheless, several industry groups – Lawn and Garden Equipment Supplies Stores, Health and Personal Care Stores, Florists, Used Merchandise Stores, Florists, Other Miscellaneous Store Retailers, and Full-Service Restaurants – experienced a retail surplus in 2005. • Beer, Wine, and Liquor Stores, Shoe Stores, and Other General Merchandise Stores are the three industry sub sectors experiencing the greatest retail leakage in the Glisan community trade area. 37 Glilsan Street Corridor Retail Market Analysis Corridor Performance COMPETITIvE STRENGTHS AND WEAKNESSES In addition to analyzing retail leakage, the overall performance of the Corridor was assessed in Figure 14 by identifying internal strengths and weaknesses as well as external market opportunities and threats (a conventional SWOT analysis). Figure 14: Summary of Internal and External Factors Impacting Corridor Performance IN T E R N A L E X T E R N A L Strengths • Transportation options: highway, public transportation • Long-term locally-owned businesses • Population increase • Growing Asian-owned businesses • Low-rent/affordable • Offers some niche markets • Fred Meyer’s/Petco shopping center • Single-family detached housing along the corridor Opportunities • Successful retail destinations attract potential residents • Strategic location provides for strong commercial and housing opportunities • Redevelopment potential: higher density development along corridor • Sign and façade program • Design changes and organizational capacity building • Build-up niche market Weaknesses • Uninviting pedestrian environment • Poor interconnectivity • Age and condition of the buildings • Underutilized and obsolete development sites • Multiple ownership makes redevelopment a challenge • Compatibility with adjacent residential neighborhoods is not clear • On-street parking • Substandard residential housing • Lack of a business association or community based organization • Dispersed commercial development • Lacks clustering of businesses • Not a lot of restaurants • Lacks neighborhood-serving businesses due to presence of Fred Meyer as a competitor Threats • Close to other major corridors and big box retailer • Gentri^cation concerns • Lack of Business Association to speak on behalf of Glisan Corridor businesses • Declining government resources 38 GLisan Street Corridor Retail Market Analysis Corridor Performance Glisan Street’s Eclectic Style! Glisan Street Corridor Retail Market Analysis 39 Appendices Appendix A: CITY OF PORTLAND 93 CORRIDORS MAP Glisan Street Corridor Retail Market Analysis 40 Appendices The City of Portland is developing a market study of your business district. We would like your assistance in creating an accurate picture of the business climate. Please take a few minutes to complete this survey. If you have any questions, please contact Alma Flores at 503-823-7801 or aflores@ci.portland.or.us. Date ________________ Name of Business ____________________________________________________ Name of Business Owner________________________________________________ Business Address _____________________________________________________ Type of Business (restaurant, dry cleaner, etc.) ___________________________________ How long have you been in business? ______________ 1. Do you rent  or own the business facility? 2. If you rent, what is your monthly rent? ______________________ 3. What is the size of the business (in square feet)? _____________ 4. Hours of Operation (Please complete as appropriate.) Monday Tuesday Wednesday Thursday Friday Saturday Sunday 5. Number of full-time employees ______ Number of part-time employees ______ 6. How far from the business district do the majority of the employees live? 1-5 miles  5-10 miles  10-15 miles  15+ miles  7. Where do your employees typically park? On-site  On the street  Don’t need parking  Other  8. How do your employees typically get to work? Drive  Carpool  Use public transportation  Bike  Walk  9. What is/are the busiest sales day(s) of the week? Monday  Tuesday  Wednesday  Thursday  Friday  Saturday  Sunday  BUSINESS OWNER SURvEYAppendix B: BUSINESS SURvEY Glisan Street Corridor Retail Market Analysis 41 Appendices 10. What is/are the busiest sales time(s) of the day? 9-11 am  11 am-1 pm  1-3 pm  3-5 pm 5-7 pm  Other ___________ 11. What are the THREE busiest sales months of the year? January  February  March  April  May  June  July  August  September  October  November  December  12. When do you typically plan major sales/specials for your business? (Check all that apply). January  February  March  April  May  June  July  August  September  October  November  December  13. Of the characteristics listed, which do you feel are the most important for the health and vitality of your corridor (business district)? Criteria - check all that apply Selection of products  Appearance of signs  Selection of services  Cleanliness  Shopping hours  Safety  Quality of businesses  Number of events and promotions  Number of parking spaces  Traffic circulation  Customer service  Loading zones  Places to eat  Entertainment/culture  Prices of goods  Appearance of buildings  14. How satisfied are you with your present location? Very Satisfied  Satisfied  Neutral  Unsatisfied  Very Unsatisfied  Plan to Move  15. Do you have plans to expand, reduce or relocate this business in the foreseeable future?  Expand  Reduce  Relocate: Within Portland  Outside of Portland  Other ______________________  None of the above 15a. If you have plans to expand, reduce or relocate, have you encountered any barriers? Yes: Employment  Financing  Regulatory  Structural  Zoning  Other _____ No 16. Over the past five years has your business: Improved  Stayed the same  Declined  Please explain. Glisan Street Corridor Retail Market Analysis 42 Appendices 17. How many jobs did this business provide in 2005, including owners that work at the business? 1–2  2–5  5–10  10–25  25+  18. Please select any of the following business challenges you are currently dealing with. No problems  Utility costs/availability  Difficulty recruiting staff  Financing  Product costs/availability  Difficulty retaining staff  Shoplifting, theft  In-city competition  Health insurance costs  Personnel Costs  Out-of-city competition  Vandalism  Shipping/transport costs  Taxes, business fees  Government regulations  Other (Please list)  19. Please rate your corridor (business district) on the following criteria. 20. Do you feel your storefront requires changes to attract more customers? Yes  No Maybe  Don’t know  20a. If yes, what improvements would you make or like to make? Clean up  Paint  Signage  Awnings  Remodel  Other ___________________ 21. Do you feel the interior of your business requires changes to attract more customers? Yes  No  Maybe  Don’t know  21a. If yes, what changes would you make or like to make? Access  Paint  Products  Remodel  Signage  Other ____________________ Criteria Excellent Good Average Fair Poor Selection of products      Selection of services      Convenient store hours      Number of parking spaces      Customer service      Places to eat      Entertainment/culture      Prices of goods      Appearance of buildings      Appearance of signs      Cleanliness      Safety/Crime      Number of events and promotions      Traffic circulation      Quality of businesses      Glisan Street Corridor Retail Market Analysis 43 Appendices 22. What changes have you seen since you first arrived in the neighborhood? 23. Did you know there’s a Business Association for businesses in this district? Yes  No  24. What kinds of services would you be interested in from the Business Association? (Check all that apply.) Group Promotions/Advertising  Legal Assistance  Window Display Assistance  Translation Services  Tax Advice  Banking Assistance  Financial Planning  Business Planning  Other __________________ 25. From the following list of businesses, select FIVE that you feel would compliment your business and should be located within the business district. Toy Store  Coffee/Sandwich Shop  Jeweler  Accountant  Bookstore  CD/Record Store  Antique Store  Bike Store  Florist  Furniture Store  Health Food Store  Photography Store  Attorney  Hardware Store  Dry Cleaner  Hobby Store  Greeting Card Store  Shoe Store  Drug Store  Bakery  Garden Center  Advertising Firm  Barber  Craft Store  Shoe Repair  Sporting Goods Store  Lodging  Discount Store  Print Shop  Grocery Store  Fresh Food Market  Optical Goods Store  Clothing Store  Leather Goods Store  Musical Supply Store  Office Supply Store  Pet Supply Store  Florist  Medical Office  Recreation Facility  Thank you for your time! City of Portland employees will return to your place of business within seven business days to pick up the completed survey. If you wish to return the survey yourself, please mail it to: City of Portland, Bureau of Planning Attn: Alma 1900 SW Fourth Avenue, Suite 7100 Portland, OR 97201-5350 Glisan Street Corridor Retail Market Analysis 44 Appendices BUSINESS OWNER SURvEYAppendix C: DEMOGRAPHIC AND HOUSING DATA Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 1.0 miles Summary 2000 2006 2011 Population 22,165 22,579 23,201 Households 9,293 9,433 9,683 Families 5,027 5,027 5,073 Average Household Size 2.29 2.30 2.30 Owner Occupied HUs 5,057 5,335 5,523 Renter Occupied HUs 4,236 4,098 4,159 Median Age 35.3 36.9 38.4 Trends: 2006-2011 Annual Rate Area State National Population 0.54% 1.23% 1.30% Households 0.52% 1.23% 1.33% Families 0.18% 1.02% 1.08% Owner HHs 0.7% 1.27% 1.41% Median Household Income 3.78% 3.29% 3.32% Households by Income Number Percent Number Percent Number Percent < $15,000 1,268 13.6% 990 10.5% 828 8.6% $15,000 - $24,999 1,435 15.4% 971 10.3% 733 7.6% $25,000 - $34,999 1,355 14.6% 1,138 12.1% 986 10.2% $35,000 - $49,999 1,738 18.7% 1,605 17.0% 1,433 14.8% $50,000 - $74,999 1,911 20.6% 2,076 22.0% 2,073 21.4% $75,000 - $99,999 902 9.7% 1,254 13.3% 1,378 14.2% $100,000 - $149,999 505 5.4% 958 10.2% 1,554 16.1% $150,000 - $199,999 51 0.5% 285 3.0% 361 3.7% $200,000+ 129 1.4% 157 1.7% 336 3.5% Median Household Income $39,896 $50,120 $60,346 Average Household Income $49,303 $62,829 $75,716 Per Capita Income $20,950 $26,600 $31,928 Population by Age Number Percent Number Percent Number Percent 0 - 4 1,351 6.1% 1,310 5.8% 1,349 5.8% 5 - 9 1,241 5.6% 1,244 5.5% 1,137 4.9% 10 - 14 1,151 5.2% 1,239 5.5% 1,221 5.3% 15 - 19 1,424 6.4% 1,498 6.6% 1,479 6.4% 20 - 24 1,706 7.7% 1,606 7.1% 1,868 8.1% 25 - 34 4,095 18.5% 3,661 16.2% 3,423 14.8% 35 - 44 3,744 16.9% 3,689 16.3% 3,588 15.5% 45 - 54 3,189 14.4% 3,605 16.0% 3,476 15.0% 55 - 64 1,527 6.9% 2,199 9.7% 3,064 13.2% 65 - 74 1,126 5.1% 1,041 4.6% 1,195 5.2% 75 - 84 1,111 5.0% 914 4.0% 800 3.4% 85+ 501 2.3% 575 2.5% 600 2.6% Race and Ethnicity Number Percent Number Percent Number Percent White Alone 17,306 78.1% 16,915 74.9% 16,753 72.2% Black Alone 747 3.4% 829 3.7% 898 3.9% American Indian Alone 189 0.9% 189 0.8% 191 0.8% Asian Alone 2,280 10.3% 2,720 12.0% 3,147 13.6% Pacific Islander Alone 85 0.4% 93 0.4% 99 0.4% Some Other Race Alone 629 2.8% 828 3.7% 1,030 4.4% Two or More Races 929 4.2% 1,006 4.5% 1,082 4.7% Hispanic Origin (Any Race) 1,309 5.9% 1,724 7.6% 2,147 9.3% © 2006 ESRI 6/27/2007 Data Note: Income is expressed in current dollars. Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. ESRI forecasts for 2006 and 2011. Phone: 800-795-7483 • www.esri.com/bao 2000 2006 2011 2000 2006 2011 Demographic and Income Profile 2000 2006 2011 Glisan Street Corridor Retail Market Analysis 45 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 1.0 miles 2006 Percent Hispanic Origin 7.6% Source: ESRI forecasts for 2006 and 2011. © 2006 ESRI 6/27/2007Phone: 800-795-7483 • www.esri.com/bao Demographic and Income Profile Trends 2006-2011 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% Population Households Families Owner HHs Median HH Income A nn ua l R at e Area State U.S. Population by Age 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% 16.0% 18.0% 0 - 4 5 - 9 10 - 14 15 - 19 20 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 - 84 85 + Age Groups Pe rc en t 2006 2011 2006 Household Income 10% 10% 12% 17%23% 13% 10% 3%2% < $15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000+ 2006 Population by Race 0% 10% 20% 30% 40% 50% 60% 70% 80% White Alone Black Alone American Indian Alone Asian Alone Pacific Islander Alone Some Other Race Alone Two or More Races Glisan Street Corridor Retail Market Analysis 46 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 2.0 miles Summary 2000 2006 2011 Population 84,245 86,150 88,787 Households 35,259 35,900 36,935 Families 19,530 19,683 19,958 Average Household Size 2.32 2.34 2.34 Owner Occupied HUs 21,627 22,665 23,361 Renter Occupied HUs 13,632 13,235 13,574 Median Age 36.2 37.8 39.3 Trends: 2006-2011 Annual Rate Area State National Population 0.6% 1.23% 1.30% Households 0.57% 1.23% 1.33% Families 0.28% 1.02% 1.08% Owner HHs 0.61% 1.27% 1.41% Median Household Income 3.52% 3.29% 3.32% Households by Income Number Percent Number Percent Number Percent < $15,000 4,410 12.5% 3,320 9.2% 2,760 7.5% $15,000 - $24,999 4,519 12.8% 3,285 9.2% 2,587 7.0% $25,000 - $34,999 4,823 13.7% 3,707 10.3% 3,139 8.5% $35,000 - $49,999 6,128 17.4% 5,857 16.3% 4,974 13.5% $50,000 - $74,999 8,066 22.9% 7,863 21.9% 7,504 20.3% $75,000 - $99,999 3,968 11.3% 5,353 14.9% 5,767 15.6% $100,000 - $149,999 2,402 6.8% 4,418 12.3% 6,675 18.1% $150,000 - $199,999 403 1.1% 1,314 3.7% 1,915 5.2% $200,000+ 495 1.4% 782 2.2% 1,614 4.4% Median Household Income $44,285 $55,259 $65,697 Average Household Income $53,305 $67,998 $82,601 Per Capita Income $22,695 $28,702 $34,737 Population by Age Number Percent Number Percent Number Percent 0 - 4 5,029 6.0% 4,932 5.7% 5,107 5.8% 5 - 9 4,601 5.5% 4,719 5.5% 4,345 4.9% 10 - 14 4,534 5.4% 4,559 5.3% 4,736 5.3% 15 - 19 4,989 5.9% 5,135 6.0% 4,879 5.5% 20 - 24 5,855 6.9% 5,832 6.8% 6,683 7.5% 25 - 34 15,341 18.2% 13,781 16.0% 12,996 14.6% 35 - 44 14,334 17.0% 14,179 16.5% 13,898 15.7% 45 - 54 12,963 15.4% 14,013 16.3% 13,487 15.2% 55 - 64 6,035 7.2% 9,049 10.5% 12,305 13.9% 65 - 74 4,459 5.3% 4,096 4.8% 4,846 5.5% 75 - 84 4,340 5.2% 3,731 4.3% 3,256 3.7% 85+ 1,767 2.1% 2,123 2.5% 2,248 2.5% Race and Ethnicity Number Percent Number Percent Number Percent White Alone 68,188 80.9% 67,039 77.8% 66,763 75.2% Black Alone 2,432 2.9% 2,747 3.2% 3,009 3.4% American Indian Alone 691 0.8% 692 0.8% 705 0.8% Asian Alone 7,682 9.1% 9,379 10.9% 11,010 12.4% Pacific Islander Alone 258 0.3% 285 0.3% 309 0.3% Some Other Race Alone 1,953 2.3% 2,653 3.1% 3,340 3.8% Two or More Races 3,042 3.6% 3,355 3.9% 3,650 4.1% Hispanic Origin (Any Race) 4,217 5.0% 5,675 6.6% 7,170 8.1% © 2006 ESRI 6/27/2007 Data Note: Income is expressed in current dollars. Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. ESRI forecasts for 2006 and 2011. Phone: 800-795-7483 • www.esri.com/bao 2000 2006 2011 2000 2006 2011 Demographic and Income Profile 2000 2006 2011 Glisan Street Corridor Retail Market Analysis 47 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 2.0 miles 2006 Percent Hispanic Origin 6.6% Source: ESRI forecasts for 2006 and 2011. © 2006 ESRI 6/27/2007Phone: 800-795-7483 • www.esri.com/bao Demographic and Income Profile Trends 2006-2011 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% Population Households Families Owner HHs Median HH Income A nn ua l R at e Area State U.S. Population by Age 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% 16.0% 18.0% 0 - 4 5 - 9 10 - 14 15 - 19 20 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 - 84 85 + Age Groups Pe rc en t 2006 2011 2006 Household Income 9% 9% 10% 16% 23% 15% 12% 4%2% < $15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000+ 2006 Population by Race 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% White Alone Black Alone American Indian Alone Asian Alone Pacific Islander Alone Some Other Race Alone Two or More Races Glisan Street Corridor Retail Market Analysis 48 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 1.0 miles 2000 Total Population 22,165 2000 Median HH Income $39,896 2006 Total Population 22,579 2006 Median HH Income $50,120 2011 Total Population 23,201 2011 Median HH Income $60,346 2006-2011 Annual Rate 0.54% 2006-2011 Annual Rate 3.78% Housing Units by Occupancy Status and Tenure Number Percent Number Percent Number Percent Total Housing Units 9,752 100.0% 10,049 100.0% 10,397 100.0% Occupied 9,293 95.3% 9,433 93.9% 9,682 93.1% Owner 5,057 51.9% 5,335 53.1% 5,523 53.1% Renter 4,236 43.4% 4,098 40.8% 4,159 40.0% Vacant 459 4.7% 616 6.1% 715 6.9% Owner Occupied Housing Units by Value Number Percent Number Percent Number Percent Total 5,024 100.0% 5,336 100.0% 5,521 100.0% < $10,000 6 0.1% 5 0.1% 4 0.1% $10,000 - $14,999 0 0.0% 3 0.1% 2 0.0% $15,000 - $19,999 1 0.0% 1 0.0% 3 0.1% $20,000 - $24,999 1 0.0% 0 0.0% 1 0.0% $25,000 - $29,999 4 0.1% 1 0.0% 0 0.0% $30,000 - $34,999 7 0.1% 1 0.0% 0 0.0% $35,000 - $39,999 0 0.0% 1 0.0% 0 0.0% $40,000 - $49,999 11 0.2% 8 0.1% 2 0.0% $50,000 - $59,999 5 0.1% 6 0.1% 5 0.1% $60,000 - $69,999 41 0.8% 7 0.1% 6 0.1% $70,000 - $79,999 48 1.0% 8 0.1% 4 0.1% $80,000 - $89,999 107 2.1% 3 0.1% 5 0.1% $90,000 - $99,999 246 4.9% 16 0.3% 6 0.1% $100,000 - $124,999 856 17.0% 100 1.9% 16 0.3% $125,000 - $149,999 1,320 26.3% 214 4.0% 70 1.3% $150,000 - $174,999 873 17.4% 544 10.2% 135 2.4% $175,000 - $199,999 587 11.7% 592 11.1% 203 3.7% $200,000 - $249,999 478 9.5% 1,559 29.2% 982 17.8% $250,000 - $299,999 244 4.9% 1,007 18.9% 1,158 21.0% $300,000 - $399,999 136 2.7% 795 14.9% 1,746 31.6% $400,000 - $499,999 40 0.8% 297 5.6% 576 10.4% $500,000 - $749,999 7 0.1% 145 2.7% 476 8.6% $750,000 - $999,999 0 0.0% 15 0.3% 100 1.8% $1,000,000 + 6 0.1% 8 0.1% 21 0.4% Median Value $147,330 $237,139 $309,078 Average Value $163,642 $261,830 $343,153 Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. ESRI forecasts for 2006 and 2011. Housing Profile Census 2000 2006 2011 Census 2000 2006 2011 Data Note: Detail may not sum to totals due to rounding. Glisan Street Corridor Retail Market Analysis 49 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 1.0 miles Census 2000 Vacant Housing Units by Status Number Percent Total 459 100.0% For Rent 217 47.3% For Sale Only 83 18.1% Rented/Sold, Unoccupied 48 10.5% Seasonal/Recreational/Occasional Use 12 2.6% For Migrant Workers 0 0.0% Other Vacant 99 21.6% Census 2000 Occupied Housing Units by Age of Householder and Home Ownership Occupied Units Number % of Occupied Total 9,294 5,057 54.4% 15 - 24 529 52 9.8% 25 - 34 1,942 706 36.4% 35 - 44 2,100 1,187 56.5% 45 - 54 1,983 1,273 64.2% 55 - 64 985 623 63.2% 65 - 74 733 498 67.9% 75 - 84 758 543 71.6% 85+ 264 175 66.3% Census 2000 Occupied Housing Units by Race/Ethnicity of Householder and Home Ownership Occupied Units Number % of Occupied Total 9,291 5,056 54.4% White Alone 7,894 4,539 57.5% Black Alone 270 52 19.3% American Indian Alone 62 29 46.8% Asian Alone 650 308 47.4% Pacific Islander Alone 23 4 17.4% Some Other Race Alone 156 36 23.1% Two or More Races 236 88 37.3% Hispanic Origin 333 96 28.8% Census 2000 Housing Units by Units in Structure and Occupancy Number Percent Number Percent Total 9,778 100.0% 9,310 100.0% 1, Detached 6,093 62.3% 5,806 62.4% 1, Attached 234 2.4% 231 2.5% 2 770 7.9% 719 7.7% 3 to 4 734 7.5% 701 7.5% 5 to 9 570 5.8% 543 5.8% 10 to 19 637 6.5% 597 6.4% 20 to 49 482 4.9% 456 4.9% 50 or More 242 2.5% 241 2.6% Mobile Home 16 0.2% 16 0.2% Other 0 0.0% 0 0.0% Data Note: Persons of Hispanic Origin may be of any race. Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. Housing Profile Owner Occupied Units Owner Occupied Units Housing Units Occupied Units Glisan Street Corridor Retail Market Analysis 50 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 1.0 miles Census 2000 Specified Owner Occupied Housing Units by Selected Monthly Owner Costs Number Percent Total 4,569 100.0% With Mortgage 3,420 74.9% < $200 0 0.0% $200 - $299 0 0.0% $300 - $399 9 0.2% $400 - $499 50 1.1% $500 - $599 93 2.0% $600 - $699 220 4.8% $700 - $799 333 7.3% $800 - $899 369 8.1% $900 - $999 340 7.4% $1000 - $1249 843 18.5% $1250 - $1499 543 11.9% $1500 - $1999 483 10.6% $2000 - $2499 98 2.1% $2500 - $2999 23 0.5% $3000+ 16 0.4% With No Mortgage 1,149 25.1% Median Monthly Owner Costs for Units with Mortgage $1,088 Average Monthly Owner Costs for Units with Mortgage $1,144 Census 2000 Specified Renter Occupied Housing Units by Contract Rent Number Percent Total 4,287 100.0% Paying Cash Rent 4,182 97.6% < $100 34 0.8% $100 - $149 26 0.6% $150 - $199 87 2.0% $200 - $249 25 0.6% $250 - $299 60 1.4% $300 - $349 94 2.2% $350 - $399 124 2.9% $400 - $449 262 6.1% $450 - $499 451 10.5% $500 - $549 785 18.3% $550 - $599 660 15.4% $600 - $649 337 7.9% $650 - $699 304 7.1% $700 - $749 298 7.0% $750 - $799 186 4.3% $800 - $899 208 4.9% $900 - $999 118 2.8% $1000 - $1249 95 2.2% $1250 - $1499 14 0.3% $1500 - $1999 7 0.2% $2000 + 7 0.2% No Cash Rent 105 2.4% Median Rent $561 Average Rent $578 Average Gross Rent (with Utilities) $661 Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. Housing Profile Data Note: Specified Owner Occupied Housing Units exclude houses on 10+ acres, mobile homes, units in multiunit buildings, and houses with a business or medical office. Specified Renter Occupied Housing Units exclude houses on 10+ acres. Average Contract Rent and Average Gross Rent exclude units paying no cash rent. Glisan Street Corridor Retail Market Analysis 51 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 2.0 miles 2000 Total Population 84,245 2000 Median HH Income $44,285 2006 Total Population 86,150 2006 Median HH Income $55,259 2011 Total Population 88,787 2011 Median HH Income $65,697 2006-2011 Annual Rate 0.6% 2006-2011 Annual Rate 3.52% Housing Units by Occupancy Status and Tenure Number Percent Number Percent Number Percent Total Housing Units 36,863 100.0% 38,254 100.0% 39,679 100.0% Occupied 35,259 95.6% 35,900 93.8% 36,935 93.1% Owner 21,627 58.7% 22,665 59.2% 23,361 58.9% Renter 13,632 37.0% 13,235 34.6% 13,574 34.2% Vacant 1,604 4.4% 2,354 6.2% 2,744 6.9% Owner Occupied Housing Units by Value Number Percent Number Percent Number Percent Total 21,743 100.0% 22,663 100.0% 23,358 100.0% < $10,000 14 0.1% 12 0.1% 10 0.0% $10,000 - $14,999 20 0.1% 6 0.0% 4 0.0% $15,000 - $19,999 24 0.1% 11 0.0% 5 0.0% $20,000 - $24,999 6 0.0% 17 0.1% 8 0.0% $25,000 - $29,999 18 0.1% 14 0.1% 14 0.1% $30,000 - $34,999 21 0.1% 12 0.1% 15 0.1% $35,000 - $39,999 0 0.0% 4 0.0% 10 0.0% $40,000 - $49,999 32 0.1% 29 0.1% 15 0.1% $50,000 - $59,999 91 0.4% 17 0.1% 18 0.1% $60,000 - $69,999 87 0.4% 17 0.1% 20 0.1% $70,000 - $79,999 184 0.8% 22 0.1% 12 0.1% $80,000 - $89,999 398 1.8% 69 0.3% 14 0.1% $90,000 - $99,999 703 3.2% 66 0.3% 17 0.1% $100,000 - $124,999 3,032 13.9% 314 1.4% 119 0.5% $125,000 - $149,999 4,897 22.5% 697 3.1% 228 1.0% $150,000 - $174,999 4,144 19.1% 1,755 7.7% 426 1.8% $175,000 - $199,999 2,761 12.7% 2,074 9.2% 659 2.8% $200,000 - $249,999 2,678 12.3% 6,053 26.7% 3,282 14.1% $250,000 - $299,999 1,458 6.7% 4,722 20.8% 4,432 19.0% $300,000 - $399,999 875 4.0% 4,069 18.0% 7,661 32.8% $400,000 - $499,999 198 0.9% 1,703 7.5% 2,988 12.8% $500,000 - $749,999 74 0.3% 835 3.7% 2,671 11.4% $750,000 - $999,999 15 0.1% 90 0.4% 598 2.6% $1,000,000 + 13 0.1% 55 0.2% 132 0.6% Median Value $158,111 $251,509 $330,949 Average Value $175,154 $279,943 $367,610 Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. ESRI forecasts for 2006 and 2011. Census 2000 2006 2011 Data Note: Detail may not sum to totals due to rounding. Housing Profile Census 2000 2006 2011 Glisan Street Corridor Retail Market Analysis 52 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 2.0 miles Census 2000 Vacant Housing Units by Status Number Percent Total 1,604 100.0% For Rent 755 47.1% For Sale Only 304 19.0% Rented/Sold, Unoccupied 168 10.5% Seasonal/Recreational/Occasional Use 61 3.8% For Migrant Workers 0 0.0% Other Vacant 316 19.7% Census 2000 Occupied Housing Units by Age of Householder and Home Ownership Occupied Units Number % of Occupied Total 35,259 21,627 61.3% 15 - 24 1,778 189 10.6% 25 - 34 7,176 3,068 42.8% 35 - 44 7,962 5,144 64.6% 45 - 54 7,775 5,610 72.2% 55 - 64 3,755 2,690 71.6% 65 - 74 2,821 2,088 74.0% 75 - 84 2,907 2,154 74.1% 85+ 1,085 684 63.0% Census 2000 Occupied Housing Units by Race/Ethnicity of Householder and Home Ownership Occupied Units Number % of Occupied Total 35,260 21,628 61.3% White Alone 30,547 19,495 63.8% Black Alone 876 211 24.1% American Indian Alone 257 125 48.6% Asian Alone 2,202 1,301 59.1% Pacific Islander Alone 68 16 23.5% Some Other Race Alone 511 150 29.4% Two or More Races 799 330 41.3% Hispanic Origin 1,150 416 36.2% Census 2000 Housing Units by Units in Structure and Occupancy Number Percent Number Percent Total 36,881 100.0% 35,265 100.0% 1, Detached 26,029 70.6% 25,111 71.2% 1, Attached 543 1.5% 516 1.5% 2 1,780 4.8% 1,659 4.7% 3 to 4 1,869 5.1% 1,742 4.9% 5 to 9 1,564 4.2% 1,468 4.2% 10 to 19 2,027 5.5% 1,893 5.4% 20 to 49 1,552 4.2% 1,444 4.1% 50 or More 1,452 3.9% 1,369 3.9% Mobile Home 60 0.2% 58 0.2% Other 5 0.0% 5 0.0% Data Note: Persons of Hispanic Origin may be of any race. Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. Owner Occupied Units Housing Units Occupied Units Housing Profile Owner Occupied Units Glisan Street Corridor Retail Market Analysis 53 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 2.0 miles Census 2000 Specified Owner Occupied Housing Units by Selected Monthly Owner Costs Number Percent Total 20,469 100.0% With Mortgage 15,244 74.5% < $200 6 0.0% $200 - $299 0 0.0% $300 - $399 82 0.4% $400 - $499 223 1.1% $500 - $599 362 1.8% $600 - $699 815 4.0% $700 - $799 1,222 6.0% $800 - $899 1,332 6.5% $900 - $999 1,591 7.8% $1000 - $1249 3,550 17.3% $1250 - $1499 2,711 13.2% $1500 - $1999 2,433 11.9% $2000 - $2499 676 3.3% $2500 - $2999 171 0.8% $3000+ 70 0.3% With No Mortgage 5,225 25.5% Median Monthly Owner Costs for Units with Mortgage $1,140 Average Monthly Owner Costs for Units with Mortgage $1,204 Census 2000 Specified Renter Occupied Housing Units by Contract Rent Number Percent Total 13,522 100.0% Paying Cash Rent 13,174 97.4% < $100 103 0.8% $100 - $149 236 1.7% $150 - $199 224 1.7% $200 - $249 104 0.8% $250 - $299 162 1.2% $300 - $349 352 2.6% $350 - $399 486 3.6% $400 - $449 871 6.4% $450 - $499 1,231 9.1% $500 - $549 1,977 14.6% $550 - $599 1,706 12.6% $600 - $649 1,117 8.3% $650 - $699 1,007 7.4% $700 - $749 741 5.5% $750 - $799 642 4.7% $800 - $899 803 5.9% $900 - $999 510 3.8% $1000 - $1249 580 4.3% $1250 - $1499 240 1.8% $1500 - $1999 62 0.5% $2000 + 20 0.1% No Cash Rent 348 2.6% Median Rent $575 Average Rent $608 Average Gross Rent (with Utilities) $689 Source: U.S. Bureau of the Census, 2000 Census of Population and Housing. Housing Profile Data Note: Specified Owner Occupied Housing Units exclude houses on 10+ acres, mobile homes, units in multiunit buildings, and houses with a business or medical office. Specified Renter Occupied Housing Units exclude houses on 10+ acres. Average Contract Rent and Average Gross Rent exclude units paying no cash rent. Glisan Street Corridor Retail Market Analysis 54 Appendices BUSINESS OWNER SURvEYAppendix D: GLISAN ST. CALLS FOR SERvICE Glisan Street Corridor Retail Market Analysis 55 Appendices BUSINESS OWNER SURvEYAppendix E: CRIME AND CALLS DATA FROM PORTLAND POLICE DEPT. Glisan Street Corridor Retail Market Analysis 56 Appendices BUSINESS OWNER SURvEYAppendix F: CITYWIDE CRIME MAP Glisan Street Corridor Retail Market Analysis 57 Appendices BUSINESS OWNER SURvEYAppendix G: CITYWIDE CALLS FOR SERvICE MAP Glisan Street Corridor Retail Market Analysis 58 Appendices BUSINESS OWNER SURvEYAppendix G: DETAILED MARKET ANALYSIS DATA Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 1.0 miles Summary Demographics 2006 Population 22,579 2006 Households 9,433 2006 Median Disposable Income $37,284 2006 Per Capita Income $26,600 Industry Summary Supply Demand Leakage/Surplus Number of (Retail Sales) (Retail Potential) Retail Gap Factor Businesses Total Retail Trade and Food & Drink (NAICS 44-45, 722) $157,756,454 $232,663,624 $74,907,170 19.2 163 Total Retail Trade (NAICS 44-45) $115,209,408 $200,659,963 $85,450,555 27.1 119 Total Food & Drink (NAICS 722) $42,547,046 $32,003,661 $-10,543,385 -14.1 44 Supply Demand Leakage/Surplus Number of Industry Group (Retail Sales) (Retail Potential) Retail Gap Factor Businesses Motor Vehicle & Parts Dealers (NAICS 441) $26,844,995 $52,781,660 $25,936,665 32.6 22 Automobile Dealers (NAICS 4411) $17,762,544 $44,358,088 $26,595,544 42.8 11 Other Motor Vehicle Dealers (NAICS 4412) $6,283,300 $4,210,005 $-2,073,295 -19.8 3 Auto Parts, Accessories, and Tire Stores (NAICS 4413) $2,799,151 $4,213,567 $1,414,416 20.2 8 Furniture & Home Furnishings Stores (NAICS 442) $2,704,976 $7,160,209 $4,455,233 45.2 6 Furniture Stores (NAICS 4421) $259,632 $3,917,284 $3,657,652 87.6 2 Home Furnishings Stores (NAICS 4422) $2,445,344 $3,242,925 $797,581 14.0 4 Electronics & Appliance Stores (NAICS 443/NAICS 4431) $4,052,606 $6,500,099 $2,447,493 23.2 9 Bldg Materials, Garden Equip. & Supply Stores (NAICS 444) $3,233,682 $6,587,295 $3,353,613 34.1 9 Building Material and Supplies Dealers (NAICS 4441) $2,492,103 $6,169,898 $3,677,795 42.5 6 Lawn and Garden Equipment and Supplies Stores (NAICS 4442) $741,579 $417,397 $-324,182 -28.0 3 Food & Beverage Stores (NAICS 445) $39,370,015 $43,666,588 $4,296,573 5.2 19 Grocery Stores (NAICS 4451) $38,930,304 $40,169,341 $1,239,037 1.6 16 Specialty Food Stores (NAICS 4452) $439,711 $1,844,000 $1,404,289 61.5 3 Beer, Wine, and Liquor Stores (NAICS 4453) $0 $1,653,247 $1,653,247 100.0 0 Health & Personal Care Stores (NAICS 446/NAICS 4461) $10,451,842 $6,913,320 $-3,538,522 -20.4 7 Gasoline Stations (NAICS 447/NAICS 4471) $17,444,889 $19,155,234 $1,710,345 4.7 6 Clothing and Clothing Accessories Stores (NAICS 448) $2,576,343 $13,173,885 $10,597,542 67.3 5 Clothing Stores (NAICS 4481) $2,563,237 $10,588,912 $8,025,675 61.0 5 Shoe Stores (NAICS 4482) $0 $1,763,395 $1,763,395 100.0 0 Jewelry, Luggage, and Leather Goods Stores (NAICS 4483) $13,106 $821,578 $808,472 96.9 0 Sporting Goods, Hobby, Book, and Music Stores (NAICS 451) $2,766,040 $4,032,557 $1,266,517 18.6 11 Sporting Goods/Hobby/Musical Instrument Stores (NAICS 4511) $1,209,669 $2,148,854 $939,185 28.0 5 Book, Periodical, and Music Stores (NAICS 4512) $1,556,371 $1,883,703 $327,332 9.5 6 Source: ESRI and info USA®. © 2006 ESRI On-demand reports and maps from Business Analyst Online. Order at www.esri.com/bao or call 800-795-7483 6/27/2007 Data Note: Supply (retail sales) estimates sales to consumers by establishments. Sales to businesses are excluded. Demand (retail potential) estimates the expected amount spent by consumers at retail establishments. Supply and demand estimates are in current dollars. The Leakage/Surplus Factor presents a snapshot of retail opportunity. This is a measure of the relationship between supply and demand that ranges from +100 (total leakage) to -100 (total surplus). A positive value represents ‘leakage’ of retail opportunity outside the trade area. A negative value represents a surplus of retail sales, a market where customers are drawn in from outside the trade area. The Retail Gap represents the difference between Retail Potential and Retail Sales. ESRI uses the North American Industry Classification System (NAICS) to classify businesses by their primary type of economic activity. Retail establishments are classified into 27 industry groups in the Retail Trade sector, as well as four industry groups within the Food Services & Drinking Establishments subsector. Retail MarketPlace Profile Glisan Street Corridor Retail Market Analysis 59 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 1.0 miles Supply Demand Leakage/Surplus Number of Industry Group (Retail Sales) (Retail Potential) Retail Gap Factor Businesses General Merchandise Stores (NAICS 452) $527,102 $30,802,861 $30,275,759 96.6 1 Department Stores Excluding Leased Depts. (NAICS 4521) $527,102 $19,533,757 $19,006,655 94.7 1 Other General Merchandise Stores (NAICS 4529) $0 $11,269,104 $11,269,104 100.0 0 Miscellaneous Store Retailers (NAICS 453) $3,405,041 $3,787,525 $382,484 5.3 23 Florists (NAICS 4531) $489,035 $286,453 $-202,582 -26.1 5 Office Supplies, Stationery, and Gift Stores (NAICS 4532) $172,294 $1,376,336 $1,204,042 77.7 4 Used Merchandise Stores (NAICS 4533) $474,593 $276,554 $-198,039 -26.4 5 Other Miscellaneous Store Retailers (NAICS 4539) $2,269,119 $1,848,182 $-420,937 -10.2 9 Nonstore Retailers (NAICS 454) $1,831,877 $6,098,730 $4,266,853 53.8 1 Electronic Shopping and Mail-Order Houses (NAICS 4541) $0 $2,219,781 $2,219,781 100.0 0 Vending Machine Operators (NAICS 4542) $0 $1,569,638 $1,569,638 100.0 0 Direct Selling Establishments (NAICS 4543) $1,831,877 $2,309,311 $477,434 11.5 1 Food Services & Drinking Places (NAICS 722) $42,547,046 $32,003,661 $-10,543,385 -14.1 44 Full-Service Restaurants (NAICS 7221) $32,244,797 $10,061,551 $-22,183,246 -52.4 3 Limited-Service Eating Places (NAICS 7222) $8,227,709 $14,937,637 $6,709,928 29.0 36 Special Food Services (NAICS 7223) $92,286 $4,001,300 $3,909,014 95.5 1 Drinking Places - Alcoholic Beverages (NAICS 7224) $1,982,254 $3,003,173 $1,020,919 20.5 4 Retail MarketPlace Profile Glisan Street Corridor Retail Market Analysis 60 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 2.0 miles Summary Demographics 2006 Population 86,150 2006 Households 35,900 2006 Median Disposable Income $39,972 2006 Per Capita Income $28,702 Industry Summary Supply Demand Leakage/Surplus Number of (Retail Sales) (Retail Potential) Retail Gap Factor Businesses Total Retail Trade and Food & Drink (NAICS 44-45, 722) $901,206,488 $952,907,573 $51,701,085 2.8 863 Total Retail Trade (NAICS 44-45) $727,287,582 $821,888,051 $94,600,469 6.1 589 Total Food & Drink (NAICS 722) $173,918,906 $131,019,522 $-42,899,384 -14.1 274 Supply Demand Leakage/Surplus Number of Industry Group (Retail Sales) (Retail Potential) Retail Gap Factor Businesses Motor Vehicle & Parts Dealers (NAICS 441) $170,620,025 $216,615,902 $45,995,877 11.9 79 Automobile Dealers (NAICS 4411) $116,095,000 $181,818,125 $65,723,125 22.1 41 Other Motor Vehicle Dealers (NAICS 4412) $38,335,668 $17,626,738 $-20,708,930 -37.0 12 Auto Parts, Accessories, and Tire Stores (NAICS 4413) $16,189,357 $17,171,039 $981,682 2.9 26 Furniture & Home Furnishings Stores (NAICS 442) $19,797,464 $29,900,186 $10,102,722 20.3 37 Furniture Stores (NAICS 4421) $11,952,123 $16,323,500 $4,371,377 15.5 17 Home Furnishings Stores (NAICS 4422) $7,845,341 $13,576,686 $5,731,345 26.8 20 Electronics & Appliance Stores (NAICS 443/NAICS 4431) $24,650,917 $26,574,361 $1,923,444 3.8 38 Bldg Materials, Garden Equip. & Supply Stores (NAICS 444) $15,748,128 $27,977,158 $12,229,030 28.0 35 Building Material and Supplies Dealers (NAICS 4441) $13,819,521 $26,204,678 $12,385,157 30.9 26 Lawn and Garden Equipment and Supplies Stores (NAICS 4442) $1,928,607 $1,772,480 $-156,127 -4.2 9 Food & Beverage Stores (NAICS 445) $161,658,773 $177,469,554 $15,810,781 4.7 86 Grocery Stores (NAICS 4451) $144,957,586 $163,269,793 $18,312,207 5.9 57 Specialty Food Stores (NAICS 4452) $3,790,086 $7,483,533 $3,693,447 32.8 19 Beer, Wine, and Liquor Stores (NAICS 4453) $12,911,101 $6,716,228 $-6,194,873 -31.6 10 Health & Personal Care Stores (NAICS 446/NAICS 4461) $47,650,209 $28,350,167 $-19,300,042 -25.4 41 Gasoline Stations (NAICS 447/NAICS 4471) $56,546,829 $77,909,497 $21,362,668 15.9 23 Clothing and Clothing Accessories Stores (NAICS 448) $26,889,531 $53,983,245 $27,093,714 33.5 57 Clothing Stores (NAICS 4481) $18,716,046 $43,410,745 $24,694,699 39.7 40 Shoe Stores (NAICS 4482) $3,628,668 $7,152,419 $3,523,751 32.7 4 Jewelry, Luggage, and Leather Goods Stores (NAICS 4483) $4,544,817 $3,420,081 $-1,124,736 -14.1 13 Sporting Goods, Hobby, Book, and Music Stores (NAICS 451) $27,141,164 $16,302,644 $-10,838,520 -24.9 60 Sporting Goods/Hobby/Musical Instrument Stores (NAICS 4511) $18,124,188 $8,779,501 $-9,344,687 -34.7 37 Book, Periodical, and Music Stores (NAICS 4512) $9,016,976 $7,523,143 $-1,493,833 -9.0 23 Source: ESRI and info USA®. Data Note: Supply (retail sales) estimates sales to consumers by establishments. Sales to businesses are excluded. Demand (retail potential) estimates the expected amount spent by consumers at retail establishments. Supply and demand estimates are in curr Retail MarketPlace Profile Glisan Street Corridor Retail Market Analysis 61 Appendices Latitude: 45.5264 NE 69th Ave AT NE Glisan St Longitude: -122.5924 Portland, OR 97213 Site Type: Radius Radius: 2.0 miles Supply Demand Leakage/Surplus Number of Industry Group (Retail Sales) (Retail Potential) Retail Gap Factor Businesses General Merchandise Stores (NAICS 452) $115,178,671 $126,093,025 $10,914,354 4.5 11 Department Stores Excluding Leased Depts. (NAICS 4521) $62,719,207 $80,166,838 $17,447,631 12.2 9 Other General Merchandise Stores (NAICS 4529) $52,459,464 $45,926,187 $-6,533,277 -6.6 2 Miscellaneous Store Retailers (NAICS 453) $23,003,803 $15,558,115 $-7,445,688 -19.3 115 Florists (NAICS 4531) $1,247,775 $1,219,981 $-27,794 -1.1 17 Office Supplies, Stationery, and Gift Stores (NAICS 4532) $8,267,115 $5,661,765 $-2,605,350 -18.7 29 Used Merchandise Stores (NAICS 4533) $4,899,814 $1,132,972 $-3,766,842 -62.4 29 Other Miscellaneous Store Retailers (NAICS 4539) $8,589,099 $7,543,397 $-1,045,702 -6.5 40 Nonstore Retailers (NAICS 454) $38,402,068 $25,154,197 $-13,247,871 -20.8 7 Electronic Shopping and Mail-Order Houses (NAICS 4541) $34,456,261 $9,073,722 $-25,382,539 -58.3 2 Vending Machine Operators (NAICS 4542) $715,042 $6,398,064 $5,683,022 79.9 2 Direct Selling Establishments (NAICS 4543) $3,230,765 $9,682,411 $6,451,646 50.0 3 Food Services & Drinking Places (NAICS 722) $173,918,906 $131,019,522 $-42,899,384 -14.1 274 Full-Service Restaurants (NAICS 7221) $76,363,642 $41,120,767 $-35,242,875 -30.0 9 Limited-Service Eating Places (NAICS 7222) $67,396,774 $61,089,693 $-6,307,081 -4.9 225 Special Food Services (NAICS 7223) $11,959,463 $16,362,993 $4,403,530 15.5 5 Drinking Places - Alcoholic Beverages (NAICS 7224) $18,199,027 $12,446,069 $-5,752,958 -18.8 35 Retail MarketPlace Profile Glisan Street Corridor Retail Market Analysis 62 Appendices