Retail, Reinvestment, Redevelopment Scott Polikov, FAICP

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1 Retail, Reinvestment, Redevelopment Scott Polikov, FAICP TCMA Summer 2018

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11 Amazon HQ 2.0 In Plano 3.0 Customers see this as a transformative opportunity for Plano and Amazon 5,555 customer reviews Plano 3.0 is 100% the Place for Amazon HQ 2.0 A diverse community: 43% of citizens are non-caucasian with 80+ native languages spoken in the schools a school system regularly ranked in the top 5 in the nation (Niche.com) Plano is already home to 35 million square feet of corporate office including North American headquarters of Toyota Motor North America, Frito-Lay, FedEx Office, JC Penney, Liberty Mutual and JP Morgan Chase Why Plano is THE place for Corporate Headquarters By Marvin Ellison, CEO JC Penney Recently we chose to stay in Plano because our reinventing platform and workforce are represented by the progressivity, diversity and business-friendliness of the community.

12 Amazon HQ2.0 In Plano main villages owned privately, with utilities in place (230 acres) Adaptive reuse of mall site ready immediately for 500K SF of office 4M SF office zoned for ground-up ; another 6M SF w/in 6 months 3 Walkable Villages connected as One Talent Center + Collin Creek Mall Village (Dreien Opportunity Prtnrs. LLC) + Heritage Creekside (Rosewood Property Co) + Downtown (anchored by DART light rail) 3rd Village a redevelopment connecting historic Downtown Plano with the other 2 villages

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16 Oak Street Downtown Roanoke, Texas

17 Babes Chicken House a destination driver in 2004

18 Oak Street 2004

19 Analysis of context, history and culture

20 The analysis provided basis to commit $8 million public funds for Oak Street improvements.

21 Reversing leakage

22 From the city-initiated planning and rezoning, the values and resulting rents multiplied

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25 Downtown Rogers, Arkansas a Municipal Merchandising Strategy

26 Illustrative Plan

27 Experience District Integration

28 Frisco Front Downtown s Main Stage

29 Theater of Cool Implementation

30 Theater of Cool Merchandising Strategy

31 Merchandising Activation

32 ROI = Economic Development 30+ new businesses opened Farmers Market reinvented on city purchased property

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34 The Opportunity Build on what s working and authenticity Seamless connection to Frisco Square Position for regional destination attraction

35 Character Areas

36 RETAIL SALES VOID ANALYSIS: CITY OF FRISCO NAICS Store category Actual sales Market demand Void 441 Motor vehicle + parts dealers $ 568,597, ,710,000 (111,113,000) 442 Furniture + home furnishings stores 248,226, ,929, ,297, Electronics + appliance stores 104,337, ,713,000 (15,376,000) 444 Bldg materials, garden equipment + supply stores 115,166, ,754,000 (94,588,000) 445 Food + beverage stores 285,434, ,592,000 (275,158,000) 446 Health + personal care stores 554,458, ,919, ,539, Gasoline stations 72,978, ,169,000 (232,191,000) 448 Clothing + clothing accessories stores 292,260, ,151, ,109, Sporting goods, hobby, book, music stores 119,341, ,791,000 5,550, General merchandise stores 658,510, ,441,000 97,069, Miscellaneous store retailers [see note below] 67,360, ,499,000 (56,139,000) 454 Nonstore retailers [see note below] 5,080,000 45,965,000 (40,885,000) 722 Food services + drinking places 327,757, ,787,000 (41,030,000) Total 3,419,504,000 3,529,420,000 (109,916,000)

37 Illustrative Development Opportunities

38 BOOMBURBS (Affluent Estates subgroup 1C) Average household size (USA): 3.22 Median age (USA): 33.6 Median household income (USA): $105,000 Young professionals with families that have opted to trade up to the newest housing in the suburbs Affluent market, but with a higher proportion of mortgages Well-educated professionals with a running start on prosperity Online and well connected Prefer late model imports, primarily SUVs, and also luxury cars and minivans Style-conscious and Physical fitness is a priority

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41 Heritage Center Design District

42 The DNA of Successful Reinvestment/Redevelopment Connect to adjacent neighborhoods Coalesce rezoning, walkable streets and public spaces Don t over size the retail-tainment Downtown Sachse

43 Designing a tollway for context

44 The proposed Typical Sections and Interchanges what impact?

45 . Alternatively, Mobility in Context

46 ROW donation, rather than condemnation, a $100M swing and a new Neiman Marcus

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