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FEDRAC PKT 09-20-2004 City of Federal Way ¡; ~itYC()uncn I FiuaucelEcouoßl;c Developm~utlRegioualAffairs Committee Ii I. Monday, September 20, 2004/1 City Hall 7:00 p.m. 11 Council Chambers AGENDA 1. CALL TO ORDER 2. PUBLIC COMMENT 3. COMMITTEE BUSINESS A. Presentation from Potential City Center Lifestyle/Retail Market Analyst Firm (continued from 9/14 meeting) Information 4. OTHER 5. FUTURE AGENDA ITEMS 6. NEXT MEETING: FEDRAC - Economic Development: October 12, 2004 @ 5:30 p.m. in Hylebos Room FEDRAC: September 28,2004 @ 5:30pm in Hylebos Room Committee Members: Eric Faison, Chair Jeanne Burbidge Jim Ferrell City Staff: ¡wen Wang, Management Services Director Jason Suzaka, Management Analyst (253) 835-2501 H- IFlNANCEIFlNCOMMTi2004\0914\O920 Agenda. doc H. BLO1JNT HUNTER RETAIL & REAL EST ATE RESEARCH CO. PROFESSIONAL BACKGROUND H. BLOUNT HUNTER Founded in 1996, H. Blount Hunter Retail & Real Estate Research Company is an independent advisory firm to developers, municipalities, and non-profit agencies including redevelopment authorities and business improvement districts. H. Blount Hunter has conducted consumer research and retail real estate studies virtually all of the Top 50 U.S. metropolitan areas as well as smaller markets in more than 40 states, Canada, and Puerto Rico. H. Blount Hunter is a 1977 honors graduate of the University of Virginia with concentrations in economics and sociology. His experience in retail-related consumer research and retail site analysis spans 25 years: .:. From 1977 until 1980, Hunter was the Research Analyst in the Sales Development Department of The Virgini¡an-Pilot newspaper in Norfolk, Virginia, where he analyzed the results of the annual Hampton Roads Opinion Survey of more than 2,000 consumer households. He used the data ITom this internally conducted study of consumer shopping and media habits to formulate media buys and recommend store location strategies for retailers in the Norfolk metropolitan area. .:. From 1980 until early 1984; Hunter was the Director of Research and Communications for Goodman Segar Hogan, Inc., one of the Mid-Atlantic's largest regional developers and institutional management firms. Hunter established the Tidewater Office Market Survey of supply/demand conditions while performing retail site analyses for strip centers and regional malls. .:. From early 1984 until early 1996, Hunter was Senior Research Analyst at The Rouse Company where he led research efforts related to urban retail and suburban shopping center development feasibility, merchandising/leasing, marketing, and operations trouble-shooting. Hunter earned national recognition for his expertise in urban retailing, food courts, and tourism-related retailing. He conducted more than 50 investment analyses for The Rouse Company's Acquisitions/Management Program and completed retail studies in virtually all major metropolitan markets in the United States. Hunter's innovative application of research methodologies included serial intercepts in highly seasonal centers; A wareness- Trial- Usage surveys before and after project openings; national research with the U.S. Travel Data Center to measure tourist usage of urban festival marketplaces; tourism impact research; and Advertising Effectiveness Tracking studies. .:. From January through July of 1996, Hunter served as Manager of Strategic Planning for the City of Norfolk. In his r:ole as advisor to the City Manager, he participated in the advancement of MacArthur Center (a I million square foot Nordstrom-anchored center in Downtown Norfolk) and generated an impact assessment of non-taxable land within the city. 5! 2 Colonial :\VCI1U( \:or!,dk, VA :)3507 '1': 757.626.0757 ¡ F: 757.6>1 ! IS:; \\" \\',hhh'cs,"'rci!. cum H. BLOUNT HUNTER RETAIL & REAL EST A TE RESEARCH CO. RETAIL DEVELOPMENT EXPERIENCE H. Blount Hunter's 27-year career in retail research encompasses multiple areas of expertise: l. 2. 3. 4. s. 6. 7. 8. 9. 10. Pre-development Feasibility Assessment for Retail Centers and Retail Districts Sales ModelingIForecasting as Site Selection Tool Pre-Opening Merchandising Strategy Determination Pre- and Post-Opening Leasing Support Post-Opening Trade Area DeterminationlPerformance Measurement Post-Opening Customer Profile Creation Expansion Analysis/Sales Projections Department Store Solicitation/Market Evaluation Strategic Investment Analysis and AcquisitionlDisposition Due Diligence Area and Consumer Research/Capture Analysis and Shopper Profiles H. Blount Hunter's experience covers a variety of project types in urban and suburban settings: ~ "Main Street" (CBD) Retail/Dining/Entertainment ~ Retail and Food Components of Arts Districts and Entertainment Centers ~ Department Store-Anchored Urban Shopping Centers ~ Festival Marketplaces/Tourist-Oriented Retail Centers ~ Suburban Regional Malls (Development Feasibility; Redevelopment and Re-Use) ~ Commercial Corridor Capacity and Redevelopment Strategies ~ Neighborhood and Community Strip Centers ~ Specialty RetailIFood Centers and Entertainment/Lifestyle Centers ~ Mixed-Use Properties (Retail/Office/Hotel) ~ Manufacturer's Outlet Centers While at The Rouse Company, Hunter specialized in generating leasing themes and support materials for tenant solicitation leading to many deals including the first J. Crew retail store in the U.S. Also while at The Rouse Company, Hunter served on the consulting staff of the American City Corporation where he evaluated retail potential as part of comprehensive planning programs in the downtown areas of small and medium-sized markets across the nation. Hunter has lectured in The Johns Hopkins University Graduate Real Estate program, participated in Urban Land Institute Advisory Panels, served as a juror in the 2000 International Downtown Association's Achievement Awards, and addressed many industry groups including the International Council of Shopping Centers, American Chamber of Commerce Research Association, Shop America, and Virginia Downtown Development Association. He authored a chapter on "Main Street Retail Market Analysis" in a ULI textbook. His affiliations include the International Downtown Association, the Urban Land Institute, Congress for the New Urbanism, arid the International Council of Shopping Centers. He serves on the Board of Directors of the International Downtown Association and the Old Dominion University Real Estate Foundation. He is Chairman ofthe Board of Directors of the Norfolk Convention and Visitors Bureau, Inc. 511 C,,!onÍJi :"vcnue 1\,.,1(011;:. VA 23507 T: 757.6260757 I h!c>(llltt~i!)iìon!ilLç)Jl~l F: 757.624.1! S} ",\\,\\ hbhrc\c:u'ch.com CLIENT PARTNERSHIPS H. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. Significant projects have been completed for these clients since August, 1996: The Rouse Company The Taubman Company Prime Retail, Inc. MadisonMarquette Realty Services The Irvine Company Ken Himmel/The Palladium Company Hollis & Company Enterprise Development Co. Harvey Lindsay Commercial Real Estate Hewhall Land & Farming Co. Stanford Shopping Center Donahue Schriber The Woodlands Operating Company Venetian Hotel, Las Vegas Barton-Aschman Associates, Inc. Landonomics, Inc. DDR OliverMcMillan PLAN Baton Rouge OpSail 2000/Norfolk Festevents, Ltd. Arizona Partners C. H. Johnson Consulting Company Robinson Development Group City of Toledo, OH Federal Realty Investment Trust Kramont Realty Trust The Macerich Company Somera Investment Partners Struever Bros. Eccles & Rouse Sigma National Inc. Arnett Muldrow & Associates International Council of Shopping Centers (lCSC) Norfolk Redevelopment and Housing Authority City of Norfolk, VA Department of Development Lexington (VA) Downtown Development Association West Palm Beach Downtown Development Authority Portsmouth Redevelopment and Housing Authority The Olde Towne Portsmouth (VA) Association LDR International, Inc. The Boyer Company Downtown Norfolk Council Landmark Communications, Inc. EBG Marketing Associates Infinitee Communications Hampton VA Downtown Development Partnership Town ofKilmamock, Virginia Kahn East Development Watermark Communities, Inc. AES Consulting Engineers / Town Of Exmore, VA The Cordish Company Konover Property Trust CB Richard Ellis Shopping Center Group of Nor folk Continental Realty Corporation Downtown Development Board, Orlando, FL Nottingham & Associates, Inc. Alliance Retail Group Robert Brown & Associates, Inc. Downtown Frederick (MD) Partnership Cohn Marketing Group 51 ~ COI)l1d :\vcnti'.: ;'\"rjdk. V\ 23507 T: 757.62(d)757 L. !2l<'lIilli{Ôll!1(wJùl,Çcfl\?l F: 75'.624.] ] g, \\ \\\\hbi,¡c",,:¡u'chcom H. BLOUNT HIJNTER RET AIL & REAL ESTATE RESEARCH CO. MORE ABOUT THE COMPANY As of September, 2004, the Company is actively engaged in projects for the following clients: C. H. Johnson Consulting Co. Projected Incremental Sales Tax Revenue to the State of Missouri, Power & Light District Redevelopment, Kansas City, MO Plan Baton Rouge Downtown User Profile and Retail Development Strategy, Retail Development Strategy, Downtown Baton Rouge, LA The Macerich Company Consumer Research Overview and Property Performance Matrix, Multiple Properties including Biltmore Fashion Park, Scottsdale Fashion Square, Arden Fair Mall, Capitola Mall, Chesterfield Towne Center, Valley View Mall, Somersville Town Center City of Del ray Beach, FL Downtown Retail Planning Guidelines and Cluster Study City of Mount Airy, NC Downtown Retail Development Strategy Downtown Norfolk Council 2004 Downtown Norfolk User Profile and Perception Study Struever Bros. Eccles & Rouse Retail Development Strategy for American Tobacco Historic District, Downtown Durham, NC City of Portsmouth, VA Capacity Analysis for Big-Box Home Improvement Center And General Merchandise/Grocery Supercenter 51~ Cül,'nd :\vcnue \')1foll,;. VA 23507 T: 75 762!df7S" I: blmIJ1Ü(ÌJ1ÜQnljllc.nçl F: 757 (>2'1.11 g3 \\ w\vhbhrc:<çarch.com H. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. STREET RETAIL EXPERIENCE H. Blount Hunter has national experience in assessing demand and creating retail/restaurant merchandising strategies in strtet retail settings in communities of varying sizes: Greensburg, P A Santa Monica, CA Seattle, W A Palm Desert, CA Hampton, VA Pontiac, MI Miami, FL Baton Rquge, LA Norfolk, VA Lexington, V A Portsmouth, VA Portland, OR EI Paso, TX Albany, NY Washington, DC Orlando, FL West Palm Beach, FL Jackson, MI Frederick, MD Long Beach, CA Hunter has completed comprehensive evaluations of market support for retail/restaurant uses in numerous urban settings of varying sizes. He was the author of a chapter on "Street Retail Demand Assessment" in a text published by The Urban Land Institute and a chapter on urban retail revitalization in a text to be published by the International Downtown Association. "LIFESTYLE CENTER" EXPERIENCE "Lifestyle centers" composed of specialty retailers and restaurants are opening in edge cities and in the shadows of regional centers. Clustering compatible merchants can create critical mass drawing power without the ne~d for department store anchors. Hunter's experience includes a proprietary national study identifYing market requirements for this type of development: Old Hyde Park Village The Village of Cross Keys Gardens on EI Pas eo Uptown Square Reston Town Center Bay Street Waterway Village Redmond Town Center Tampa, FL Baltimore, MD Palm Desert, CA New Orleans, LA Reston, VA Emeryville, CA The Woodlands, TX Redmond, W A TRANSIT - RELA TED EXPERIENCE Hunter's professional experien~e in evaluating retail potential in conjunction with mass transit systems includes feasibility assessments or performance enhancement projections for: Pioneer Place Riverwalk Marketplace Harborplace Westlake Center Bayside Marketplace South End District Portland, OR New Orleans, LA Baltimore, MD Seattle, W A Miami, FL Charlotte, NC MAX light rail Riverfront Streetcar MARC trains/light rail Urban bus transitway Elevated People Mover Historic Streetcar 512 ('ilL"",,! 'Î \C'1ue Norfolk. VA 23507 :r 757.b2IJ.O757 1:: bIOt]jll:!L'Ìn[ío!llinc,flsj F: 7 )'7-<,2:1 I : k '\".bbhrC5èarèh.cof1] H. BLOUNT HUNTER RETAIL & REAL EST ATE RESEARCH CO. URBAN RETAIL EXPERIENCE H. Blount Hunter's predominant area of expertise is in the field of urban retail development including anchored centers, mixed-use projects, "festival" retailing, and entertainment/food related centers. While at The Rouse Company, Hunter prepared feasibility analyses and sales projections for new development for several successful projects including Portland, Oregon's Pioneer Place and The Shops at Arizona Center in Phoenix. He is the nation's foremost expert on "festival marketplaces" and has generated feasibility assessments or provided strategic leasing support for dozens of urban shopping centers and multi-owner urban retail districts across the country . Pioneer Place The Gallery Harborplace Faneui/ Hall The Gallery Union Station Riverwalk Underground Salem Center The Granby District MacArthur Center The Gateway Arizona Center Proposed Project Portland, OR Baltimore, MD Baltimore, MD Boston, MA Philadelphia, P A St. Louis, MO New Orleans, LA Atlanta, GA Salem, OR Norfolk, V A Norfolk, VA Salt Lake City, UT Phoenix, AZ Richmond, VA Westlake Center Santa Monica Place South Street Seaport Bayside Marketplace The Landing Lloyd Center The Waterside The Grand Avenue Olde Towne Old Hyde Park Village Gardens on El Paseo City Place f1h Street Live! Proposed Project Seattle, W A Santa Monica CA New York, NY Miami, FL Jacksonville, FL Portland, OR Norfolk, V A Milwaukee, WI Portsmouth, V A Tampa, FL Palm Desert, CA West Palm Beach, FL Louisville, KY Omaha, NE DEPARTMENT STORE EXPERIENCE Hunter has worked directly with many prominent department stores, fashion stores, and mass merchandisers and/or prepared impact projections for developers contemplating anchor store expansions. Among the completed projects are: Oakwood Mall (New Orleans) Northwest Arkansas Mall (Fayetteville) Beachwood Place (Cleveland) Randhurst Mall (Chicago) Hulen Mall (Fort Worth) Fashion Island (Newport Beach) CityPlace at West Palm Beach The Irvine Spectrum (Newport Beach) Dillard's, Madison Blanche, JCPenney JCPenney, Dillard's Nordstrom JCPenney Dillard's, Nordstrom Bloomingdale's Macy's (prototype resort store) Robinsons-May (prototype specialty store) ,,1 ~ ("iç'11J) Avcnue Norfolk. VA 23507 T: ¡,,7.Ú26JI757 I: 12L(jlJ!11@ÌlúiQI1]jnc.!]<:J r. ¡"!I>:- ¡ II in w\\w.hbhrc5C,U'ch.com II. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. OUTLET MALL EXPERIENCE Hunter has extensive experience in the development and leasing of Outlet Malls. Hunter has provided pre-development sales projections and consumer research for new centers in the U.S. and Puerto Rico as well as extensive insight into consumer research at this property type. Lebanon (Nashville), TN Barcelonetta (San Juan), PR Homestead (Miami), FL Shelbyville (Louisville), KY Oxnard (Los Angeles), CA Atlantic City, NJ Rockvale Square (Lancaster, PA) Hagerstown (Baltimore/Washington), MD Eureka (St. Louis), MO Huntley (Chicago), IL Sedona (Phoenix), AZ South Jersey Shore, NJ The Outlets at Hershey (Hershey, PA) BUSINESS IMPROVEMENT DISTRICT EXPERIENCE Urban Business Improvement Districts require special effort in the formulation of merchandising plans and in the creation of leasing tools. Hunter's experience in retail assessment for BIDs and similar business associations includes: Downtown Hampton (VA) Development Partnership Downtown Norfolk (VA) Council West Palm Beach (FL) Downtown Development Authority Olde Towne Portsmouth (VA) Association Ghent Business AssociatÍl;m (Norfolk, VA) UPTOWN Columbus (GA) Main Street Kilmamock (VA) Lexington (VA) Downtown Development Association Downtown Frederick (MD) Partnership ENTERTAINMENT -RELA TED EXPERIENCE The blending of entertainment and retailing is a key trend in shopping center development. Hunter's involvement in Entertainment-Related Retailing spans 12 years of consumer research at The Rouse Company's eight "fdstival marketplaces" as well as: ICSC Cinema Impact Study The Waterside Marketplace LoDo District Irvine Spectrum Center Shops at Arizona Center (Cinema) Clematis District The Yenetian 8-Market National Study Norfolk, Y A Denver, CO Irvine, CA Phoenix, AZ West Palm Beach, FL Las Vegas, NY :' ¡:' "j..>i1iJì:\ venue N,..rj(Jlk. V,\ 23507 l 7~,.2'. 075" 1:: OhJJlJìl@inljD!lfuLcncl ¡: ;, "()2.L II g, \\ w\\.obl1!l>carch.com n. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. LEASING SUPPORT Leasing support is one of Hunter's areas of expertise. Reluctant tenants can be won over, and deal terms can be improved when a developer or landlord can demonstrate that a site opportunity matches a tenant's site selection criteria. Often, the characteristics and dynamics of a site can be compared to similar characteristics and dynamics of the tenant's existing, successful locations. Hunter provides effective, compelling leasing support for anchor tenants and specialty businesses using third-party market facts and demographics as well as proprietary consumer research conducted at operating shopping centers. .:. Created general leasing appeals for festival marketplace centers and entertainment-driven properties that are still in use by major developers .:. Presented Rouse Company opportunities to The Disney Store, securing first deals with this tenant .:. Presented South Street Seaport to J. Crew for its first "bricks-and-mortar" store in the United States .:. Generated successful "Case for..." presentations to major retailers including Bloomingdale's, Nordstrom, JCPenney, The May Company, Saks Fifth Avenue, and Saks Off 5th .:. Prepared successful "Case for..." presentations for specialty retailers and restaurants such as Coach Leather, Abercrombie & Fitch, Rainforest Cafe, The Cheesecake Factory, The Gap, Ruby Tuesday's, Legal Seafood, Kincaid's Fish and Chop House, LL Bean Outlet, Borders Books and Music, and Eddie Bauer .:. Generated successful "Case for..." presentations for several of the nation's most successful new retail centers including CityPlace at West Palm Beach, The Gardens on El Paseo (Palm Desert,CA), Prime Outlets Barcelonetta (San Juan, PR), The Irvine Spectrum Center, The Gateway (Salt Lake City, UT), and Old Hyde Park Village (Tampa, FL) .:. Established trade area support for "lifestyle retailers" and upscale restaurants at Town Center at Oyster Point (Newport News, V A); tenant names withheld pending announcements 51::' CohmÍj Avenue Nnrfolk. VA 2:'5071. "57 "".e)'7S71,: hj~J!lI.tl:fÔltflQ.IlliDçclld r 7"()24.1 g~ \\\\w.hbhrescarch.com H. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. RETAIL CENTER CONSUMER RESEARCH H. Blount Hunter has conducted consumer research at more than 100 retail centers in the U.S. Random exit intercept resear,ch is a valuable, cost-effective means of identifYing a center's geographic trade area while compiling a demographic profile of shoppers. This flexible research methodology allows Hunter to probe issues of interest to management. Random telephone research is a useful tool for understanding a center's competitive market position. Unlike exit intercept research, area telephone research enables a center to access "non users" as well as current shoppers. Focus Groups are a non-statistical means of identifYing key issues for quantification via exit intercept or telephone research. Clients appreciate that Hunter's reports are easy to digest and actionable. Each research assignment is "custom research" that addresses issues of specific interest to center management, yet costs are typically lower than generic syndicated research that may not address the unique issues facing specific center operators. Here are some of the unique issues that Hunter has addressed via consumer research for retail center clients: ~ multi-lingual interviewing (Spanish, French, German, Portuguese, Japanese) ~ tourist tracking and impact assessment >- serial interviewing in highly seasonal properties to create composite profiles that accurately portray annual usage >- evening interviewing to reach patrons attracted after traditional retailing hours for meals or entertainment/movies ~ Zip code "sweeps" to track shifts in customer origin following center expansions or department store expansions/additions ~ advertising awareness tracking ~ documentation of changes in usage frequency in response to changes in center offering or content ~ measurement of new store preferences/proposed tenant awareness and usage testing ~ A-T-U ("Awareness-Tria I-Usage") testing for new centers ~ longitudinal attitude/perception studies ~ visit motivation assessment ~ food court usage analysis >- cart merchandise purchase tracking ~ "capture rate" analysis of center sales relative to trade area expenditure potential to determine upside sales capacity s ¡:' CoÌ(>I1Í;Ji :\ \cnue Ntwfolk. VA 235071 7S'¡,2(¡.0757 F: !1IJ1lmj;Úiníi()nl~¡tJ(;"fI-:1 I 'hi!>2.:!. i I in \\\\\\'.hbhre,~ard1.C()n H. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. TOURISM RESEARCH AND FISCAL I ECONOMIC IMPACT STUDIES H. Blount Hunter has assessed the impact of tourism on retail properties and conducted tourism- related research in a variety of markets including: Cruise Ship Passenger Retail Spending Study Convention Center Expansion Impact on The Riverwalk Projected Tourist Impact on Prime Outlet Center Projected Tourist Spending at Convention Center Outlet Mall Projected Tourist Impact on the Gardens on El Paseo Impact of Convention Center Expansion on Harborplace Impact of Visitor Spending on Old Hyde Park Village Annual Assessment of Visitor Spending at Fashion Island Market Assessment / Sales Projections for Retail Complex at The Venetian Hotel Recommended Guidelines for Visitor Research for the Downtown Partnership Profile of Southeast em Virginia Visitor Market for MacArthur Center OpSail 2000 Economic Impact Assessment Tourist Awareness-Usage Measurements for The Rouse Company's Festival Marketplaces Fiscal Impact of the USS WISCONSIN Municipal Return on Grant Investment in Arts/Cultural Organizations (2002 and 2004) Norfolk, V A New Orleans, LA Barcelonetta, Puerto Rico Atlantic City, NJ Palm Desert, CA Baltimore, MD Tampa, FL Newport Beach, CA Las Vegas, NV Baltimore, MD Norfolk, VA Norfolk, VA National Telephone Studies Norfolk, VA . Norfolk, VA Hunter has completed fiscal impact assessment of proposed retail facilities and events/tourism attractions for many clients including: Cruise Passenger Decision Matrix Event Patron Profile Opsail 2000 Virginia--Regional Economic Impact Downtown Workers' Direct Spending Impact Cruise Ship Passenger Fiscal Impact Study Bayside Marketplace Fiscal Impact Analysis Impact of Aquarium of the Americas on The Riverwalk Impact of New Orleans Casino on The Riverwalk Impact of Mid-America Convention Center on St. Louis Union Station Impact of Proposed Convention Center on Greenspoint Mall Fiscal Impact Analysis of The Waterside Norfolk, V A Delray Beach, FL Norfolk, V A Norfolk, VA Norfolk, V A Miami, FL New Orleans, LA New Orleans, LA St. Louis, MO Houston, TX Norfolk, V A 512 Cl>j.-,nÌ;JJ :\ vcnue Norl(!II;. V:\ ."'5071 757626.0757 E: bJmlD.\.Œ~'il]E(m1jncn,': I -'.' ö2t 1 ! 83 ww\\.hblm>carch.com H. BLO LJNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. RECENT ASSIGNMENTS Since establishing his independent advisory service in August, 1996, H. Blount Hunter has completed the following projects that are illustrative of the Company's broad retail experience: "Summary of Historic Economic Impact and Assessment of Market Position of The Waterside Festival Marketplace, Norfolk, V A" "Summary of Retail Opportunity at The Gardens on El Paseo, Palm Desert, CA" "Assessment of Market Demand for Retail/FoodÆntertainment/Service Uses in the High Street Corridor of Olde Towne Portsmouth, V A with Summary of Merchandising/Leasing Recommendations" ' "Overview of Restaurant Market in Palm Beach Co. Focusing on the Opportunity for High- Volume/High-Quality Dining Establishments in City Place at West Palm Beach, FL" "Retail Market Summary Palm Beach County Focusing on the Opportunity for Destination Retailers in CityPlace at West Palm Beach" , "Market Support for Merchandising Upgrade of Florida Keys Factory Shops, Florida City, FL" "Summary of Retail Rents for 1,000-2,000 Square Foot Spaces in the High Street Corridor ofOlde Towne Portsmouth, VA" "The Opportunity for Hard Rock Cafe at The Waterside in Norfolk, V A" "1997 Summary Market Analysis for The Irvine Spectrum Entertainment Center, Irvine, CA" "1997 Summary Market Analysis for Fashion Island, Newport Beach, CA" "An Overview of the Las Vegas Food and Beverage Market with Assessment of 'Reasonableness' of The Venetian Hotel (Las Vegas) Food Merchandising Proposal" "Strategy for Merchandise/Leasing Upgrade at The Crossroads/West Park Plaza, Irvine, CA" "]:., CO!OI!Í;¡l Avcnue \'orJ',ik. V.:\ 2'507 T 757.62().075ì!:: !2I9..l.1IJLÚ,il1fïon!jnc F ¡:;'(,2:f.! 18" w\\\v.bbbrcscan:hcom H. BLOUNT HUNTER RET AIL & REAL EST A TE RESEARCH CO. RECENT ASSIGNMENTS "Land Value Assumptions for Selected Re-Uses of Greengate Mall, Greensburg, PA" "Public Policy Rationale for Creating a 'Waterfront Entertainment District' in Downtown Norfolk, V A" "Preliminary Site Analysis and Development Rationale for Upscale Regional Shopping Center in Jacksonville, FL" "A Strategic Assessment of Merchandising/Leasing of Puerto Rico Factory Shops, Barcelonetta, Puerto Rico for Prime Retail, Inc." "Summary Highlights of the Potential Economic Development Impact of the Fixed Guideway Transit Proposal in Charlotte's South End and First Ward Districts" "Development Feasibility Analysis for Lebanon Factory Shops, Lebanon, TN" for Prime Retail, Inc. "Summary of Site Characteristics of Selected Specialty Retail Centers as a Guide for Evaluating Development Opportunities and a Sales Model for Upscale Retail Villages" (nationwide study) "Projected Development of Power Centers in the United States" (nationwide study) "An Assessment of Market Potential for a Home Improvement Supercenter at Hampton Roads Crossing, Portsmouth/Suffolk, V A" "Sales Projection Methodology for Village Retail Centers for Prime Retail, Inc." "Consumer Research Analysis and Merchandising Recommendations for Faneuil Hall Marketplace, Boston, MA" "Key Strategic Considerations in the Evaluation of the Retail Evolution of Southern Orange County, CA" prepared for use by Macy's (Federated Department Stores) "Retail and Restaurant Overview of Historic Ghent, Norfolk, VA" "Assessment of Market Support for Retail/Food/Entertainment/Service Uses in the Granby District of Downtown Norfolk with Summary of Merchandising/Leasing Recommendations" "Market Analysis and Development Guidelines for Outlet/Off-Price Center in Eureka, MO" for Prime Retail, Inc. "Acquisition Assessment for Old Hyde Park Village, Tampa, FL" 512 Colonial A ":tnuc Norl<,ik. VA 23507 î . 757.626.0757 L tl(>~HlI"¡J1Ij\"lIífL(J1Çl F: 757.624.118.3 www.bbincscaIcb.(\)1:' H. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. RECENT ASSIGNMENTS "The Case for Landry's Seafood /Joe's Crab Shack at The Waterside Marketplace, Norfolk, V A" "Economic Impact of The Capitalize Albany Plan" prepared for the Albany, NY Department of Economic Development "Market Analysis for Shopping Center Development of Bay Street in Emeryville, CA" "1998 Trade Area Analysis and Customer Profile for The Bell Tower Shops, Fort Myers, FL" with special emphasis on strategic opportunities for Saks Fifth A venue "The Opportunity for Nordstrom at (center name withheld pending deal completion)" "Sales Projections for a Department Store Expansion of Valencia Town Center, Valencia, CA" "Site Rationale for The Fresh Market at (center name withheld pending deal completion)" "Site Rationale for Ron Jon Surf Shop at (center name withheld pending completion of deal negotiations)" ' "Preliminary Market Assessment and Sales Projections for Beverly Lane Upscale Specialty Center in Beverly Hills, CA" "1998 Trade Area Analysis and Customer Profile for Tustin Market Place, Orange County, CA" "Preliminary Market Assessment and Sales Projections for Upscale Specialty Center in Emeryville (Oakland), CA" I "Overview of Greater Norfolk: Tourism Spending and Attendance at Key Attractions, Restaurant Sales Trends, Military Impact, and College/University Enrollment" for The Taubman Company "Assessment of Market Support for Retail/Food/Entertainment/Service Uses in Downtown Hampton (VA) with Summary of MerchandisinglLeasing Recommendations" "1998 Customer Intercept Survey: Consumer Profile and Trade Area Analysis for Tustin Market Place and The Market Place, Tustin, CA" "Tourism Sales Impact Assrssment, Fashion Island, Newport Beach, CA" "Market Position Overview, Randhurst Shopping Center, Mt. Prospect (Chicago), IL" "Preliminary Site Feasibility for Multi-Department Store Regional Shopping Center in Frazer Heights (Pittsburgh), PA" 512 Coknj,¡1 Avenue \.fur/;,:, \:\ ;507 T 757.626.0757 L: F: 757.624.1] 83 w\Y\v.hbhrcsc;; Lh.,", 'In H. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. RECENT ASSIGNMENTS "Preliminary Site Feasibility for Multi-Department Store Regional Shopping Center at Mountain View Site in Orange County, CA" "1998 Customer Intercept Survey: Updated Consumer Profile and Trade Area Analysis for Fashion Island, Newport Beach, CA" "1998 Valet Parking Trade Area Analysis, The Spectrum Center, Irvine, CA" "] 998 Consumer Profile and Trade Area Analysis: The Spectrum Center, Irvine, CA" "Retail Re-Use Evaluation of Tampa Bay Center, Tampa, FL" "The Case for F AO Schwarz at (center name withheld pending completion of deal negotiations)" "Preliminary Market Assessment and Sales Projections for Upscale Specialty Center in The Woodlands, The Woodlands (Houston), TX" "Impact of Theaters on Regional Shopping Centers" (national study prepared for the International Council of Shopping Centers released in ] 999) "Consumer Profile and Trade Area Analysis of Old Hyde Park Víllage, Tampa, FL" "Research Recommendations and Procedure for Charlotte's North End Arts and Entertainment District" "Assessment of Market Support for RetailIFoodŒntertainmentlService Uses in Historic Downtown Lexington (VA) with Summary of Merchandising /Leasing Recommendations" "Overview of Market Position and Investment Quality of Plymouth Meeting Shopping Center, Plymouth Meeting, Pennsylvania" "1999 vs. 1998 Visitor Sales Impact Assessment for Fashion Island, Newport Beach, California" "Sales Forecasting Model for Outlet Centers" prepared for Prime Retail, Inc. "Assessment of Market Support and Performance of The Jacksonville Landing, Jacksonvílle, FL" "Spending Impact of Cruise Ship Passengers in Norfolk, V A" 5! 2 Colonial A VUlu: \J"rf;,I~ ,,:\ 23507 T: 757.6260757 ¡. bh)\I!Jl[{,Í[r[J\)IlIÍ11<;,lìCj F: 757,624. ! 1 S.ì wwIV.hbhn::>carch.(')l11 H. BLOUNT HUNTER RETAI L & REAL ESTATE RESEARCH CO. RE CENT ASSI G NMENTS "Downtown Norfolk Employees: Demographic Profile and Fiscal Impact Assessment" "Trade Area Analysis for Cedar Valley Shopping Center, Williamsburg, VA" "Sales Projections for Inner Harbor East Retail/Dining / Entertainment Center, Baltimore, MD" "Assessment of Market Position and Overview of Asset Quality, Plymouth Meeting Mall, Plymouth Meeting, PA" "Leasing Rationale for Country Club Plaza, Sacramento, CA" "Downtown Baton Rouge Retail Market Assessment and Merchandising / Leasing Strategy, Baton Rouge, LA" "Shopping Center Sizing and Merchandising Recommendations for WCI Residential Community in Palm Beach County, FL" . "2000 Market Update: Retail and Restaurant Sales Potential and Key Tenant Merchandising Strategy for the Granby District of Downtown Norfolk, V A" "Site Attributes and Advantages of Ward Parkway Center, Kansas City, MO" "2000 Customer Intercept Survey: Updated Consumer Profile and Trade Area Analysis for The Irvine Spectrum Center, Irv~ne, CA" "2000 Telephone Survey of Orange County To Quantify Usage of The Irvine Spectrum Center, Irvine, CA" "OpSail 2000 Virginia: S\;\mmary Highlights of Event Attendance Research and Economic Impact Assessment" "Walk Westgate Design Charrette" sponsored by the Urban Affairs Department of The University of Toledo, Toledo, Ohio "Community- Wide Retail Plianning Initiative for LaGrange, GA" "Market Positioning Strategy for Waverly Place, Cary, NC" "Retail Overview of Corona! CA Focusing on Opportunities at North Main Plaza" "Downtown Norfolk, V A: Attitude and Usage Assessment 2000 " 512 Cu!oniai AW:Hi.: ""rí;.ik, V:\ 2J~O7 T: 757.626.(}'7Y' 1 F: 757.624.11 :.n \vw\\.hbhn:,;earcb.c()J]l II. BLOUNT HUNTER RETAIL & REAL ESTATE RESEARCH CO. RECENT ASSIGNMENTS "Alexis Road Corridor Study, Toledo, OH" "Re-Positioning Strategy/Merchandising Plan for Reisterstown Road Plaza, Baltimore, MD" "Retail Opportunity Analysis for Federal Square, Norfolk, VA" "Site Considerations for MacArthur Park, Norfolk, V A" "Urban Specialty Center Site Feasibility Assessment, Downtown Omaha, NE" "Impact of Convention Center on Proposed Entertainment Re-Positioning Plan for Greenspoint Mall, Houston, TX" "Municipal Return on Grant Investment in Cultural and Arts Organizations Funded by the Norfolk Commission on the Arts and Humanities, Norfolk, VA" "Municipal Fiscal ImpaCt Analysis ofthe USS WISCONSIN, Norfolk, V A" "Site Attributes and Leasing Rationale, One Boulder Plaza, Boulder, CO" "Retail Demand Analysis for Supermarket and other Shoppers Goods in the Church Hill Neighborhood, Richmond, V A" "Sales Demand for a Supermarket at 39th Street and Marshall Avenue, Newport News, VA" "Neighborhood Commercial Considerations and Development Recommendations within Citywide Residential Enhancement Strategy, Norfolk, V A" "Retail Assessment of Afton Square in Historic Cradock, Portsmouth, VA" "Regional Market Penetration of Downtown Boulder/Pearl Street Mall and Flatiron Crossing Mall, Boulder, CO" "Baseline Awareness Measurement of , Shop Golden' Retail Campaign, Golden, CO" "Trade Area Delineation, User Profile and Merchandising Preferences of Patrons of The Irvine Spectrum Center, Irvine, CA" "Site Rationale for Power Center at Route 199 in Williamsburg, VA" "Site Strengths of Coliseum Crossing, Hampton, V A" 51' C,)lonidl :\".11\1-: Norlì)lk. VA. 23507 T: 757.626,((" I b!«",q" iJ.l,I}~'>.!1.lì..Il~JleJ 1': 757,624! 18.1 \\~\w,hbhrcsearch.(¡)m H. BLOUNT HUNTER RETAIL & REAL EST ATE RESEARCH CO. RECENT ASSIGNMENTS "Shopper Profile and Trade Area Penetration Analysis, The Gallery at Military Circle, Norfolk, VA" "Investment Analysis of West Oaks Mall (Houston, TX) with Emphasis on Impact of Potential Competitive Regional MaW' "Customer Identification Research-Quarterly Serial Intercepts in Downtown Golden, CO" "Market Assessment and Leasing Strategy for Oyster Point Town Center, Newport News, V A" "Shopper Profile and Trade Area Penetration Analysis, Somersville Town Center, Antioch, CA" "Community Quality of Life Study, Great Falls, MT" "Shopper Profile, Trade Area Penetration Analysis, and Tenant Targeting, Redmond Town Center, Redmond, W A" "Shopper Profile, Trade Area Penetration Analysis, Tenant Targeting and Nordstrom Impact Projections, The Oaks, Thousand Oaks, CA" "Retail Development Recommendations and Merchandising Strategy for Downtown Frederick, Frederick, MD" "Conditions Assessment, Flagler Street Retail District, Miami, FL" "Long Term Opportunity Analysis for The Citadel, Colorado Springs, CO" "Trade Area Delineation and Sizing Recommendations for Farm Fresh-Anchored Shopping Center in Bennett's Creek, Suffolk, V A" "2003 Downtown Norfolk Use and Perception Study, Norfolk, V A" "Patron Profile and Sponsor Recognition Analysis, 2003 Grand Illumination Parade, Norfolk, VA" "2003 Downtown Worker Fiscal Impact Assessment and Downtown Satisfaction Measurement, Norfolk, VA" "Overview of Retail and Residential Development Opportunities in Conjunction with Baseball Stadium in Downtown Nashville, Nashville, TN" ~.:; 12 ( '"iL",;\! ""!Ie '.ürl(,lk, VA 23~O7 '1': 7~'(¡26.fi7~ . H'!tJJ}L!ÚuJ}.I.)nIÙ],<:.net F. 757.621. II ~U \. ",. \\.hbhrc.:;carch.cmll "Retail Development Assessment in Conjunction with Yonkers, NY" H. BLOUNT IIUNTER RET AIL & REAL ESTATE RESEARCH CO. Baseball Stadium at Getty Square, "Shopper Profile, Trade Area Penetration Analysis, and Tenant Targeting, Queens Center, Elmhurst, NY" "Shopper Profile, Trade Area Penetration Analysis, and Tenant Targeting, Crossroads Mall, Oklahoma City, OK" "Shopper Profile, Trade Area Penetration Analysis, and Tenant Targeting, The Citadel, Colorado Springs, CO" "Shopper Profile, Trade Area Delineation, and Satisfaction Study, The Outlets at Hershey, Hershey, PA" "Shopper Profile, Trade Area Delineation, and Satisfaction Study, Rockvale Square Outlet Center, Lancaster, PA" "Embarking Cruise Passenger Decision Matrix: Importance of Port of Departure and Primary Trip Selection Criteria, Norfolk, VA" "2003 Summary of Event Patronage, Norfolk Festevents, Norfolk, VA" "Focus Groups: Heavy Users and Non-Users of Redmond Town Center, Redmond, WA" "Media Awareness Measurement and Targeting Effectiveness Assessment, Irvine Spectrum Center, Irvine, CA" "Shopper Profile, Trade Area Capture Analysis, and Merchandising Direction for Fashion Island, Newport Beach, CA" "2004 Fiscal Impact Assessment of Cultural/Performing Arts Organizations, Norfolk, VA" "Downtown Worker Satisfaction Study and Fiscal Impact Analysis, Norfolk, V A" :' 12 Coi,mi,i!\:c11\lç '-Jorfi)lk: VA 235071: 757.626.(('5' I.: bh"-linJ.'!Qn1JillJ1i.no,',1)Ç! F: 757621 ¡ i S1 WI" \\ .hhhrescarch.cmn GREGORY STOFFEL & ASSOCIATES Overview Of Gregory Stoffel & Associates Gregory Stoffel & Associates isa marketing services firm specializing in consulting services for retail and commercial real estate development organizations. The company has provided services to many of the top real estate developers, community builders, retailers and entertainment companies on over 200 existing and planned re~ail, commercial and entertainment-oriented developments throughout the United States, Canada, Singapore, Indonesia, and Mexico. The firm's range of services include: . Demand analysis, sales projections and feasibility for retail/commercial/entertainment developments . Retail development potential analysis and development strategies for master-planned communities . . Product and tenant mix planning and definition . Retail positioning studies . Leakage and cannibalization studies . Design, implementation, analysis and practical application of consumer research Gregory Stoffel is principal of Gregory Stoffel & Associates. Greg has over twenty years of experience in retail, commercial, shopping center, entertainment and leisure-oriented projects. He has a broad range of expertise in strategic market planning, market research, project concept and feasibility. Greg has completed assignments for most major shopping center developers and for entertainment companies such as Walt Disney Imagineering and Universal Studios. In addition, he co-authored a national study for the Internation~1 Council of Shopping Centers (ICSC) which examined the impact of movie theaters on regional shopping centers. Prior to establishing the firm in 1988, Greg was Director of Marketing for The Irvine Company's Retail Properties Division. In this position, Greg headed the company's in-house marketing department which was responsible for determining market potential, timing, tenant mix, positioning, and leasing promotion strategies for the company's thirty-plus planned retail projects. In addition, this department developed and implemented marketing, promotional, and advertising programs for the company's existing portfolio of regional, community, and neighborhood shopping centers. Greg also served on The Irvine C\)mpany's Corporate Marketing Committee which developed and implemented promotional strategies and programs aimed at attracting businesses to retail, office, and industrial developments in additioo to attracting buyers and renters to residential projects located on the 62,OOO-acre Irvine Ranch, in Orange County, California. 16 Brena, Irvine, California 92620 (7] 4) 665-8305; Fax 665-8306 Email: ctrguru@yahoo.com ITS Existing Retail CenterslDistricts Studied The following list includes existing shopping centers and developments for which GSA has conducted consumer, trade area, tenant mix, sales potential, and/or demand research and analysis: Re gional/Power /Entertainment: ABC Entertainment Center Anaheim Plaza Aurora Mall, Aurora, CO Fashion Island, Newport Beach Galleria at South Bay, Redondo Beach Galleria at Tyler, Riverside Glendale Galleria Greenspoint Mall, Houston Hemet Valley Mall Huntington Beach Mall Inland Center Mall, San Bernardino Irvine Auto Center Irvine Spectrum Center La Jolla Village Square Los Angeles County Fair, Pomona Mall of Orange Media City Shopping Center, Burbank Montclair Plaza Montebello Town Center Oxnard Factory Outlet Center South Coast Plaza, Costa Mesa The Citadel Outlet Collection, Commerce Town Center Drive, Valencia Triangle Square, Costa Mesa Tustin Auto Center The Market Place - Tustin Universal CityWalk, Los Angeles University Towne Centre, San Diego Valencia Marketplace Valencia Town Center Community/Sub-Regional: Anaheim Hills Festival Anaheim Town Square Blackhawk Plaza, San Ramon Cerritos Towne Center Crystal Cove Promenade Culver Plaza, Irvine Del Mar Highlands Town Center Heritage Plaza, Irvine La Jolla Village Center La Mirada Theatre Center Long Beach Towne Center Murrieta Town Center Old Towne Orange River Oaks Shopping Center, Valencia Santa Margarita Town Center, R.S.M. The Crossroads, Irvine The Marketplace, Irvine University Center, Irvine Victor Valley Town Center, Victorville Villa Marina Marketplace, Marina Del Rey Westpark Plaza, Irvine Neighborhood/Local Serving: Alton Square Antonio Plaza Bayside Center Bouquet Shopping Center Campus Plaza Corporate Park Plaza Eastbluff Center Harbor View Center Harvard Place La Paz Shopping Center Mercado Del Lago Newport Hills Center Newport North Center North Park Village Square Pacific Park Plaza Parkview Center Plaza Antonio Plaza del Rancho The Shops at Palm Court TriPointe Center University Park Center Walnut Village Center W estcliff Plaza Woodbridge Village Center Potential Retail Centers/Districts Studied "S(¡(Ii\TTS The following list includes potential or planned locations, projects and communities for which GSA has conducted consumer, trade area, tenant mix, sales potential, and/or demand research and analysis: Regional/Power Centers: Bakersfield, CA Corona, CA Fresno, CA Irvine, CA (2) Jakarta, Indonesia Las Vegas, NV (2) Ontario, CA Phoenix, AZ Raleigh, NC Santa Clarita, CA San Clemente, CA Tustin. CA Valencia, CA Westminster, CO S ub- Regional/Community Centers: Anaheim Hills, CA Colorado Springs, CO Corona, CA Henderson, NV Irvine, CA (4) Las Vegas, NV (3) Long Beach, CA Los Angeles, CA Murrieta, CA Moreno Valley, CA Old Town Newhall, CA Orange, CA Playa Vista, CA Rolling Hills Estates, CA Rancho Mirage, CA Rancho Santa Margarita, CA San Fernando, CA San Juan Capistrano, CA San Ramon, CA Santa Ana, CA Tustin, CA Valencia, CA (3) Waiawa, HI Neighborhood Centers: Carson City, NV Fresno, CA Fullerton. CA Henderson, NV Huntington Beach Irvine, CA (4) Laguna Beach, CA Las Vegas, NV (5) Merced, CA Marina Del Rey, CA Moreno Valley, CA Newport Beach, CA North Las Vegas, NV Ontario, CA Orange, CA (2) Perris, CA Phoenix, AZ Playa Vista, CA Rancho Santa Fe, CA Rancho Santa Margarita, CA (2) San Clemente, CA San Juan Capistrano, CA Tustin, CA (2) Valencia, CA (4) Waiawa, HI Entertainment, Retail, Dining, Resort Centers (Partial list): Anaheim, CA Chicago, IL Dallas, TX Denver, CO Disneyland Resort, Anaheim Fairplex, Pomona, CA Gulfport, MS Huntington Beach, CA Irvine, CA Jakarta, Indonesia Kissimmee,FL Las Vegas, NV London, England Loveland, CO Marina Del Rey, CA Newport Beach, CA Niagara Falls, Canada Oahu, HI Orlando, FL Playa Vista, CA Rancho Mirage, CA Rancho Santa Margarita, CA Reno/Sparks, NY Riverside, CA San Antonio, TX San Fernando, CA San Francisco, CA San Jose, CA Singapore Temecula, CA Toronto, Canada Universal Studios, Orlando, FL Valencia, CA Washington D.c. Auto Service Centers: Irvine, CA (2) Perris, CA (2) Rancho Santa Margarita, CA Retail, Dining And Entertainment-Oriented Projects Studied (Note: Due to confidentiality agreements, the following represents a portia/list.) Existing Entertainment-Oriented CenterslDistricts: ABC Entertainment Center, Century City, CA Disneyland Resort, Anaheim, CA Fairplex, Pomona, CA First & Main Town Center, Colorado Springs, CO Irvine Spectrum Center, Irvine, CA Kaleidoscope, Mission Viejo, CA Los Angeles County Fair, Pomona, CA Town Center Drive - Valencia Town Center, Valencia, CA Triangle Square, Costa Mesa, CA Universal CityWalk, Universal City, CA PlannedlPotential Entertainment, Dining, Specialty Retail and Resort Centers Anaheim, CA London, England San Antonio, TX Cancun, Mexico Loveland, CO San Fernando, CA Chicago, lL Marina Del Rey, CA San Francisco, CA Colorado Springs, CO Newport Beach, CA San Jose, CA Dallas, TX Niagara Falls, Canada Singapore Denver, CO North Las Vegas, NV Temecula, CA Fresno, CA Oahu, HI Toronto, Canada Gulfport, MS Orlando, FL Universal Studios, Henderson, NV Playa Vista, CA Orlando, FL Huntington Beach, CA Rancho Mirage, CA Valencia, CA Irvine, CA Rancho Palos Verdes, CA Washington D.c. Jakarta, Indonesia Rancho Santa Margarita, CA Kissimmee, FL Reno/Sparks, NV Las Vegas, NV Riverside, CA Additional Existing Regional Centers Which Include Retail, Dining AND Entertainment: Cerritos Towne Center, Cerritos, CA Mission Valley Center, San Diego, CA * Chapel Hills Mall, Colorado Springs, CO* Montclair Plaza, Montclair, CA Deerbrook Mall, Humble, TX * Oviedo Crossing, Orlando, FL * Del Mar Highlands Town Center, CA Phipps Plaza, Atlanta, GA * Fashion Island, Newport Beach, CA Solomon Pond, Marlborough, MA * Fox River Mall, Appleton, WI * Tallahassee Mall, Tallahassee, FL * Galleria at South Bay, Redondo Beach, CA The Market Place, Tustin, CA Galleria at Tyler, Riverside, CA Universal CityWalk, Los Angeles, CA La Jolla Village Square, La Jolla, CA University Towne Centre, San Diego, CA Long Beach Towne Center, Long Beach, CA Valencia Town Center, Santa Clarita, CA Media City Shopping Center, Burbank, CA * Included in National Study Conducted For ICSC Menlo Park Mall, Edison, NJ * Retailer-Specific Presentations, Reports And Analysis Produced On Behalf Of Retail Developer/Owner Clients General Merchandise Bloomingdale's Dillard's Kmart Macy's Mervyn's Nordstrom Price Club/Costco Robinson's-May Target Wal-Mart Apparel/Discount Apparel Eddie Bauer . The Limited Stores Loehmann's Marshall's Miller's Outpost Nordstrom Rack Old Navy Clothing Store Polo Ross Dress For Less Saks Fifth Ave. Clearing House Talbots TJ. Maxx Electronics/Gifts Best Buy Circuit City Comp USA Fry's Electronics The Good Guys Home Express Incredible Universe Radio Shack Service Merchandise Toys 'R Us Pets Petco Petsmart Russo's Pets CinemasÆntertainment AMC Entertainment Cinemark Cirque du Solei I Club Disney Dave & Busters Discovery Zone Disney Entertainment Edwards Cinemas ESPN Zone Fundazzle GameWorks Sega Entertainment Wherehouse Entertainment Books & Music Barnes & Noble Blockbuster Music Border's Books & Music Crown/Super Crown Books Sam GoodylMusicland T ower Records Wherehouse Entertainment Sporting Goods Big 5 Sporting Goods Chick's Sporting Goods Sport Chalet Sportmart Sports Authority Home Improvement Ace/Crown Hardware Home Base Home Depot Lowe's Home Improvement Orchard Supply Hardware Home Furnishings Bed, Bath & Beyond Home Express IKEA Linens 'N Things Stroud's Markets/Grocerv/Drug Albertson's Bristol Farms Longs Drugs 99 Ranch Market Pavilions Payless/Thrifty Drugs Ralphs Sav-on Drugs Smart & Final Trader Joe's Vons Whole Foods Wild Oats Restaurants (Partial) Boston Kitchen California Pizza Kitchen Carl's Jr. Cheesecake Factory Chevy's Crab Cooker EI Polio Loco Hofs Hut Houston's Island's McDonald's Mimi's Cafe Ruby's Cafe Scott's Seafood Taco Bell Twin Palms Restaurant Wolfgang Puck Cafe Automotive Econo Lube 'N Tune Mobil Oil Company Pep Boys Shell Oil Company Standard Oil Company Master-Planned Community Retail Demand Analysis And Retail Development Strategies Produced The following list includes master-planned communities for which GSA has conducted retail development potential analysis and development strategies. Communities identified with an asterisk have elements that are neotraditional in nature. Cliffs Edge, Las Vegas, NV Crystal Cove, Corona del Mar, CA East Orange, CA Ellis, Tracy, CA * Hercules, CA Hughes Fullerton Campus, (Amerige Heights), Fullerton, CA * Irvine, CA (South Irvine, Shady Canyon, Bommer Canyon, Oak Creek, Quail Hill, Westpark, Northpark, Northern Protocol, Woodbury, etc.) Ladera Ranch, Orange County, CA * Lytle Creek/Sycamore Flats, San Bernardino County, CA Marblehead, San Clemente, CA Mountains Edge, Las Vegas, NV Newhall Ranch, Santa Clarita Valley, CA * Newport Banning Ranch, Newport Beach, CA Newport Coast, CA Playa Vista, Los Angeles, CA * Provenance, Henderson, NV * Rancho Cielo, Rancho Santa Fe, CA Rancho Santa Margarita, CA San Juan Basin, San Juan Capistrano, CA * San Elijo Hills, Carlsbad, CA * Santiago Hills, Orange, CA Seralago, Kissimmee, FL Summerlin, Las Vegas, NV * Talega, San Clemente, CA Tustin Ranch, CA Valencia, CA * Wolf Ranch, Colorado Springs, CO Project Locations In Whiçh Convention, Meeting Space, HotelfLodging And/Or Tourism Sales Were Integral To Findings Anaheim, CA Chicago, IL Cancun, Mexico Colorado Springs, CA Corona, CA Dallas, TX Denver, CO Disneyland Resort, Anaheim, CA Downtown Long Beach, CA . Fairplex, Pomona, CA Fresno, CA Garden Grove, CA Gulfport, MS Harbor Boulevard Corridor, Garden Grove, CA Henderson, NV Houston, TX Irvine, CA Jakarta, Indonesia Kissimmee, FL La Jolla, CA Las Vegas, NV Long Beach, CA Loveland, CO Marina Del Rey, CA Newport Beach, CA Niagara Falls, Canada Orlando, FL Oahu, HI Playa Vista, CA Raleigh, NC Reno/Sparks, NV San Antonio, TX San Francisco, CA Singapore Toronto, Canada Universal CityWalk, Universal City, CA Universal Studios, Orlando, FL Valencia, CA Washington D.c. Projects In Which Waterfront And/Or Waterview Location Were Integral To Findings Name of Project Bayside Center Blackhawk Plaza Diamond Valley Lake East Orange Specific Plan Landwell Town Center Marblehead Marina Del Rey Mercado Del Lago National Harbor Newport Banning Ranch Newport Coast Playa Vista Plaza Flamingo Seralago Toscana Bay Wolf Ranch Woodbridge Center (Potential Center) (Potential Center) Project Type Waterfront local-serving retail, dining Lifestyle retail with water element Leisure-oriented destination Lakefront retail, dining center Lakefront sub-regional retail, dining Oceanview retail, dining, entertainment Waterfront retail, dining, entertainment Lakefront local-serving retail, dining Riverfront retail, dining, entertainment Waterview retail, dining Waterview regional retail, dining Waterfront sub-regional retail, dining Waterfront tourist-oriented retail, dining Lakeview visitor-oriented retail, dining Waterfront visitor-oriented retail, dining Lakefront local-serving retail, dining Lakeview local-serving retail, dining Waterview retail, dining, entertainment Waterview retail, dining, entertainment Location Newport Beach, CA San Ramon, CA Murrietta, Area (MWD) Orange, CA Henderson, NV San Clemente, CA Los Angeles, CA Rancho Santa Margarita Washington D.c. Newport Beach, CA Newport Beach, CA Los Angeles, CA Cancun, Mexico Kissimmee, FL Oxnard, CA Colorado Springs, CO Irvine, CA Chicago, IL Niagara Falls, Canada Client List (Partial) City of Aurora, CO City of Buena Park, CA Capital & Counties U.S.A., Inc. The Carson Companies Castle & Cooke Catellus Development Corporation Centex Homes City of Commerce, CA City of Corona, CA Cousins MarketCenters, Inc. Walt Disney Imagineering DMB Associates, Inc. DMB Ladera Donahue Schriber Downtown Colorado Springs Partnership Downtown Orlando Development Board Fairplex; Los Angeles County Fair Focus Commercial Group Forest City Enterprises City of Fresno, CA City of Garden Grove, CA Grubb & Ellis Company Alexander Haagen Properties Hearthstone Advisors Inc. Hollis and Associates HomeFed Corporation Hopkins Real Estate Group The HIP Companies Hudson Advisors L.L.c. The Howard Hughes Corporation International Council of Shopping Centers City of Irvine, CA The Irvine Company Irvine Apartment Communities Jrvine Retail Properties Company Irvine Industria} Company Kamehameha Schools Bishop Estate The Koll Company Koll/Bren Realty Advisors Koll Management Services The LandWell Company Lennar Communities Lewis Homes Retail The Lusk Company The MaceRich Company Madison Marquette The Magellan Group Mc Whinney Enterprises Metropolitan Water District Newmark Merrill Companies Newhall Land & Farming Company Newman Properties Nor'wood, Ltd, Inc. The O'Connor Group PBR - Phillips Brandt Reddick City ofPerris, CA Playa Capital Company PLC Land Company Rancho Cielo Company Rancho Mission Viejo The Rouse Company The RREEF Funds City of San Fernando, CA City of Santa Clarita, CA Santa Margarita Company SDC Partners, Ltd. City of Sparks, NV City of Stanton, CA The Staubach Company Talega Associates, LLC Teichert Land Company City of Toronto, Canada Universal Studios, Inc. Urban Retail Properties Company Valencía Company Vestar Development Company Walters Golf City of Westminster, CO References Mike Haviland Economic Development Manager City of Santa Clarita . 23920 Valencia Blvd., Suite 300 Santa Clarita, CA 91355 (661) 255-4369 Mel Cecil Principal Ledo International 369 San Miguel Drive, Suite 165 Newport Beach, CA 92660 (949) 719-3750 Ref: Old Town Newhall Revitalization Analysis (9/99) Ref: Various Feasibility Analyses On Retail, Dining, Entertainment Projects Simon Malk Vice President HomeFed Corporation/San Elijo Hills 1903 Wright Place, Suite 230 Calsbad, CA 92008 (760) 918-8200 Robert Mayhew General Manager, Commercial Properties DMB Associates, Inc. . (480) 367-7360 Ref: Various feasibility And Leasing-Oriented Efforts. Ref: San Elijo Hills Planned Community Retail Analysis (12/00) Christopher Hecker Principal Christopher T. Hecker 1355 Terrace Way Laguna Beach, CA 92651 (949) 376-6347 Fred Veitch Vice President Nor'wood Development Ltd. 4065 N. Sinton Road, Suite 200 Colorado Springs, CO 80907 (719) 593-2600 Ref: Various Feasibility, Tenant Mix Analysis, Town Center Planning Ref: Various Feasibility Analyses 1 2 3 4 5