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REV: 08-22-24 VR <br />MJB will focus on the existing competitive landscape and long-term and national <br />trends, including the evolving impacts of e-commerce on traditional formats and <br />evolving consumer behavior post pandemic. MJB will evaluate: ground-floor mix <br />and available spaces; visibility, access, parking, circulation, and user experience; <br />existing and potential competitors for consumer patronage and prospective <br />tenants; delineation of trade area boundaries; review of demographic, <br />psychographic, spending and sales-tax revenue data; non-residential submarkets <br />(e.g. office workers); secondary-source material; and results from related focus <br />group interview(s). Furthermore, MJB will build upon and integrate the City’s Retail <br />Action Plan and EPS’ assessment of retail-entertainment opportunities for the local <br />marketplace. MJB will interview retail consultants who are presently or have been <br />retained by the City. <br />Based on this analysis, MJB Consulting will describe retail-entertainment issues, <br />concerns, and considerations, which affect existing merchants, prospective <br />tenants, property owners, investors/lenders, leasing professionals, and the <br />broader community. Consideration will be given to retail-entertainment <br />cohesiveness, synergy, co-tenancy, critical mass, accessibility/barriers-to-entry, <br />phased expansion, etc. MJB Consulting will summarize its findings in a concise <br />memorandum. <br />ELS will evaluate Downtown’s retail-entertainment core from the perspective of <br />best design practices, in consultation with MJB, such as examining the <br />performance of: <br />key retail-entertainment spatial relationships/configurations for district <br />vitality, particularly as relate to anchor destinations; <br />storefront architecture characteristics, such as to invite commercial <br />activity and successfully display merchandise; <br />performance of sidewalks, parklets, and street closures for pedestrians <br />adjacent to commercial, to encourage foot traffic and attract visitors <br />through sense of place; <br />performance of outdoor seating location and design; <br />the availability and location of drop-off/pick-up and parking, such as <br />arrival sequence and generator of foot traffic; <br />the location and design of loading, delivery, pick-up, and serviced areas; <br />and <br />design factors that help attract future local and regional tenants. <br />DELIVERABLE: draft section of Existing Conditions Report on retail-entertainment <br />and small business with spatial analysis (with narrative, tables, and diagrams). <br />4g – Community Benefits Program Analysis <br />1. Community Benefits Program Assessment with Transfer of Development <br />Rights Considerations. <br />ATTY/AGR.2024.139/Wallace Robers & Todd LLC (Downtown & Central RWC) (Page 34 of 60)