I am an Ultra-Conservative, Alpha-Male, True Authentic Leader, Type "C" Personality, who is very active in my community; whether it is donating time, clothes or money for Project Concern or going to Common Council meetings and voicing my opinions. As a blogger, I intend to provide a different viewpoint "The way I see it!" on various world, national and local issues with a few helpful tips & tidbits sprinkled in.
Now let’s look at indirect 100,000 sq ft or larger zoning ordinance called a “Big Box” ordinance.
Don’t forget from part 1
Let us theorize for a little bit. A few things just to presume.
Let’s suppose you want a concerted effort to block
Let’s say Shopko is looking at both parcels in
Our City Council members CANNOT enact a zoning change against the public will.
Let’s say someone is posturing to support a “Big Box” store of less than 100,000 square feet. This size fits Shopko but precludes
Let’s say that
A missed point someone emailed me on about Part 1 - For a store just to buy a product, Mom and Pop are at a disadvantage. The middleman, called distributors, have layered pricing on their products. Buy above a certain dollar amount and you pay less for the items they distribute. Buy even more and you pay even less. Have more than one store? Now you really get the buying power. Become so big that you no longer need to buy from a distributor and you really make the money.
So how could an ordinance be done indirectly? Well an ordinance per se cannot unless it is an unintended consequence and one could say very shortsighted. If it is aimed at
So let’s say someone commissions a retail market analysis. This market analysis is going to look at what
Now on the merits the marketing analysis is a good thing. But if someone wanted to draw false conclusions from it and make assumptions it would be VERY EASY to trick people into going a certain way or to block someone.
Yeah, it would be like finding a gray area. In some areas, people work in the gray areas a lot. You're trying to find where the holes are in the rulebook and make them applicable.
So let’s say you wanted to keep
When you hold the ruler, you can measure things as you see fit.
Let’s look at the process of the Market Analysis and some possible flaws.
It was nice to see some preliminary data, but I worry that false conclusions could be drawn. To say
You cannot let suspicions write the story!
If the premises are false, then the conclusion that follows must also be false.
Let us look at a few things first.
Does not fit and will not work are not the same thing.
The study has preliminary data. The market analysis consultants have only completed phase one – which was to determine the market area. They did this by meeting with brokers, developers (including Continental - not confirmed) and shopping center owners. The information is preliminary and based on the market that was defined by the consultants. A multi-level market analysis will be done in that it will not solely be relying on the data.
The problem is that everything can be based on capricious estimates of the values of assets. Were there any rules or directions placed upon the consultants?
It was in no way specific to Kohls,
The study is using a 1, 3, 5 mile working model. I do think stores such as Kohls as a department store use a 3, 5, 10 mile area just as Grocery stores use a 1,2 mile model. So having a catch all model doesn’t fit for all. It is generally speaking.
This study is a reference tool not gospel.
Nothing substitutes for vigilance
Just looking at the numbers doesn’t tell the whole story. Just because it shows Cudahy is missing out on ‘Coats’ for example doesn’t mean that Burlington Coat or another competitor who might use a 3, 5, 10 mile model would want to come to Cudahy since they have a store in Milwaukee within that model radius.
It looks at just leakage from
Either way radius studies don’t paint the best picture of
Questions to keep in the back of your mind
Why is this study so different from the ones Continental had?
Wouldn’t developers want to do their own study? Most will. This is just a guide to help pursue businesses and show them results in hopes of convincing them to come. This by no means will make them come.
What is the shelf life of the study? One would think as a single change happens in