2009/2010 COMMERCIAL AND INDUSTRIAL MARKET ANALYSIS
WESTLAKE AND SURROUNDING COMMUNITIES
June 2011
Prepared for the City of Westlake By the Cuyahoga County Planning Commission
2009/2010 COMMERCIAL AND INDUSTRIAL MARKET ANALYSIS
WESTLAKE, Ohio AND SURROUNDING COMMUNITIES
June 2011
Prepared for the City of Westlake
Dennis M. Clough, Mayor Robert Parry, AICP, Director, Planning & Economic Development William Krause, AICP, Assistant Director, Planning & Economic Development Christopher Bauer, Manager, Economic Development
Prepared by the Cuyahoga County Planning Commission 323 Lakeside Avenue, West, Suite 400 Cleveland, Ohio 44113-1009 Paul Alsenas, Director
Primary Planning Staff and Authors: Geographic Information Systems Staff: Kristin Hopkins, AICP Principal Planner Daniel Meaney, GIS/IS Manager Jennifer Karaffa, Senior Planner Robin Dunn, GIS Specialist Kevin Leeson, Special Projects Coordinator Planning Assistance: Meghan Chaney, Planner Rachel Iafigiola, Research Assistant Subha Vyakaranam, Research Assistant
Westlake 2009/2010 Market Analysis i
ii Westlake 2009/2010 Market Analysis
TABLE OF CONTENTS
Introduction ...... 5
PART I Summary of Development Potential 9 Chapter 1 Commercial & Industrial Development Potential in Westlake and the Study Area ...... 11 Chapter 2 Summary of Findings and Conclusions ...... 29 Chapter 3 Recommended Strategies And Next Steps ...... 35
TECHNICAL REPORTS
PART II Identifying Market Conditions 43 Chapter 4 Classification of Retail, Office and Industrial Establishments ...... 45 Chapter 5 Inventory of Existing Establishments ...... 49 Chapter 6 New Construction 1995 – 2009 ...... 67
PART III Existing Retail Offerings 79 Chapter 7 Retail Supply & Demand Analysis for Westlake ...... 81 Chapter 8 Retail Supply & Demand and Per Capita Analysis in the Study Area . 89 Chapter 9 Characteristics of Retailing ...... 97
PART IV Understanding Market Opportunities 105 Chapter 10 Trends and Issues ...... 107 Chapter 11 Analysis of Business Clusters in Westlake ...... 115 Chapter 12 Site Selection Criteria ...... 121
PART V. Supporting and Supplemental Analysis 127 Chapter 13 Existing and Projected Demographics ...... 129 Chapter 14 Residential Development Potential in the Study Area ...... 157
APPENDICES ...... 161
BIBLIOGRAPHY ...... 211
Westlake 2009/2010 Market Analysis iii
APPENDICES
Appendix A Summary of Development Standards for Westlake Non-residential Zoning Districts ...... 163
Appendix B Calculations to Determine Building Floor Area per Acre in Westlake Zoning Districts ...... 165
Appendix C Development Potential of Vacant Commercially and Industrially Zoned in Study Area, by City ...... 166
Appendix D Potential Tax Revenue Comparison by Zoning District, Westlake ...... 167
Appendix E Inputs and Assumptions Used to Generate Potential Tax Revenue ...... 168
Appendix F 2009 Inventory of Westlake Establishments ...... 170
Appendix G Approved Development Projects in Study Area, by City ...... 203
Appendix H Median Sales Per Square Foot Comparison ...... 204
Appendix I Characteristics of Shopping Center Types ...... 205
Appendix J Average Expenditures by Household Income Level …………………… 206
Appendix K Retail Trade Area Sales Capture and Leakage Analysis by Community in Study Area ………………………………………………… 207
Appendix L Residential Development Potential...... 209
iv Westlake 2009/2010 Market Analysis
INTRODUCTION
Westlake has a history of proactively planning for growth and development in order to maintain a high quality of life for its residents. Over the years, the City has experienced tremendous growth in all sectors: residential, retail, office and manufacturing. As a result, the City has periodically evaluated the rate of development to aid in making land use and zoning decisions. In 1994, Westlake retained the Cuyahoga County Planning Commission to prepare a commercial market analysis that included a detailed inventory of commercial establishments in Westlake and the surrounding seven communities. The final report, titled 1995 Westlake Commercial Market Analysis, included a wealth of information and was a useful resource. After 15 years, the city of Westlake again retained the Cuyahoga County Planning Commission (CPC), this time to update as well as expand the inventory and analysis. The City embarked on a two-year comprehensive study of its commercial and industrial market in order to understand its economic base and that of its neighboring cities. Armed with a thorough analysis of existing businesses, recent and current trends, current zoning standards, and vacant land characteristics, and an understanding of potential development opportunities, the City is equipped to formulate detailed economic policies and consider possible changes to its zoning code and map. The 2009/2010 Market Analysis project was conducted in two phases. The primary work step for Phase I was an inventory of all retail, general commercial, office and industrial businesses currently operating in the city of Westlake as well as in the surrounding seven cities of Bay Village, Fairview Park, Rocky River and North Olmsted in Cuyahoga County, and Avon, Avon Lake and North Ridgeville in Lorain County1. Phase II focused on the implications for future development in Westlake based on the remaining vacant land in Westlake and the potential for competing development in the surrounding cities. The Study Area covers 97 square miles, and Westlake, which spans 16 square miles, makes up 16% of the Study Area. Throughout the report, the analysis included data on the distribution of retail, office and industrial floor area, as well as population and housing units within the Study Area, which can then be compared to each city’s share of land area.
Project Parameters The following work steps were completed for the 2009/2010 Market Analysis: 1. Conducted an inventory of existing businesses, which documented the business name, address, and floor area of each retail/service/general commercial, office and industrial establishment within the Study Area organized by the classification system used in the 1995 Market Analysis, with two noteworthy additions: . Offices were separated into additional categories to provide a greater understanding of office use characteristics. . Industrial uses were inventoried in 2009, but had not been included in the 1995 Study.
1 The same geography as used in the 1995 Westlake Commercial Market Study.
Westlake 2009/2010 Market Analysis 5 2. Documented the amount of vacant floor area in existing retail, general commercial, office and industrial buildings. 3. Identified new retail, office and industrial floor area in each city that was constructed since 1995 in order to identify the magnitude of change that occurred in Westlake and the surrounding communities. The research also documented development projects that were either underway or under consideration in the Spring of 2009, including projects for which building permits had been issued but construction had not yet begun when the field work was conducted, and projects that had obtained city planning commission approval, but which had not yet obtained building permits. 4. Updated the demographic information using the categories of statistics reported in the 1995 Market Analysis. The update included tables and charts with data from the 2000 Census and, when available, from the 2010 Census. Data from the 2006-2008 American Community Survey were used for those categories for which the 2010 data had not yet released by the Census Bureau. Data from other available public sources, including income projections were also collected and analyzed. 5. Conducted a supply and demand analysis for Westlake and the Study Area based on the amount of retail and general commercial floor area and utilized the updated demographic information to determine sales capture and leakage, and floor area surpluses and deficits for Westlake and the Study Area in each retail category. 6. Researched and summarized national, regional and local economic and market trends and identified trends and issues that impact Westlake’s ability to attract new commercial and industrial development. 7. Examined Westlake’s municipal zoning code and each of the seven other Study Area communities to assess current standards and limitations for each zoning district. An analysis of the tax revenue potential of typical development in each of Westlake’s non- residential districts was also conducted. 8. Quantified the amount of vacant land remaining in Westlake and the Study Area communities to calculate the potential of both non-residential and residential development at build out capacity. 9. Analyzed the future development potential for retail, commercial, office and industrial land uses based on the amount of vacant land currently zoned in those districts with available vacant and/or underdeveloped land. 10. Researched prevailing site selection criteria and investigated business clustering trends that influence market location decisions. 11. Developed a series of recommendations for the city of Westlake to consider when making land use decisions.
Inventory Data Sources CPC staff created, verified and refined the inventory of establishments using multiple sources of information from both public and private sources: . County Auditor’s records from both Cuyahoga and Lorain Counties;
6 Westlake 2009/2010 Market Analysis . Criss+Cross Plus Real Estate Directory, by Haines and Company; . CoStar Property Directory available from the city of Westlake; . Property inventories available from Study Area communities’ economic development departments (not available in every community); . Commercial real estate brokers; . Phone directories available on the internet; and . Other information available on the internet including online mapping, company websites, and local newspaper articles and press releases issued for new store openings.
Inventory Methodology A baseline inventory of non-residential floor area was created by first conducting a query of the County Auditors’ records for each of the eight cities to obtain records of all parcels listed as having a non-residential land use. This information was combined with Haines and Company’s Criss+Cross Plus Real Estate Directory of businesses, which supplied names of individual tenants located at the various properties to create an initial listing of all non-residential structures. The city of Westlake also provided CoStar property records for Westlake, Ohio. An in-house review of shopping centers within the Study Area was conducted, and in numerous cases, square footage by tenant was added from floor plans posted on the internet. The floor area of vacant buildings or unoccupied tenant space was also included in the 2009 Inventory. Businesses and vacancies were then field-checked: tenant names, addresses, and respective square footage were all verified. Comprehensive field verification of each property took place from April, 2009 through July, 2009. In some cases, such as when individual tenant floor area was not already recorded in the initial inventory, buildings and storefronts were measured in the field. In other cases, the respective County Auditors’ records on floor area were modified to better reflect what existed out in the field. Orthophotography2 was also used to verify building measurements. Cuyahoga County’s aerials were more current than Lorain County: Spring, 2008 versus Spring, 2006, but both provided invaluable information when building square footage was unknown. For example, the floor area of new construction (2008 and 2009) was generally not available because Auditor’s records can lag behind by as much as 18 months from the date building construction is completed. Buildings measured from the aerials were assumed to be single-story, unless otherwise noted from the Auditor’s records. Other aerial photography and maps such as Google Earth and Bing Maps were also used, especially for Lorain County, to verify the location of buildings erected after 2006. When required, additional site visits were conducted in August and September, 2009 to ensure accurate information regarding tenant names and addresses, and building dimensions. Vacancy data was provided by respective communities and online sources such as Loopnet.com and other commercial real estate brokers. In some cases it was difficult to determine vacancy rates at some multi-tenant retail, office, and industrial locations. Real estate brokers, property managers, and others were reluctant to share specific information about available tenant space, perhaps due to the tough economic climate in 2009.
2 An aerial photograph geometrically corrected ("orthorectified") such that the scale is uniform.
Westlake 2009/2010 Market Analysis 7 In complex situations, especially among multi-story, multi-tenant buildings, vacancy was accounted for first and square footage was then evenly distributed among the balance of tenants. In these cases, overall vacant floor area was deducted from the Auditor’s total building square footage. For these calculations, there was no provision to determine and deduct the square footage of common or shared spaces such as lobbies, restrooms, stairwells and space devoted to building mechanicals. During the roughly six month timeframe for conducting the 2009 Inventory, there was a tremendous amount of tenant activity with business openings and closings, making it difficult to get a precise, current inventory. However, the 2009 Inventory does provide a snapshot in time of businesses operating and vacancies within the Study Area, and is valuable in gauging the overall magnitude of change in the eight communities.
Organization of the Report The project scope outlined specific elements to be addressed in the 2009/2010 Westlake Commercial/ Industrial Market Analysis, as noted above under Project Parameters. Much of this effort was devoted to data collection (conducting the actual inventory was the primary objective of Phase I) and analysis of the data, much of it detailed and technical. Yet the most significant contribution this report can make is to provide policy makers with a succinct summary of the findings drawn from the detailed analyses and recommend specific land use and zoning strategies at strengthening Westlake’s ability to remain a desirable, balanced and sustainable community. With this in mind, the report is organized into five parts grouped by topic, with an overall summary of findings and recommendations contained in Part I, followed by Parts II through V which are technical reports that contain the detailed analyses of each research topic from which the findings and recommendations were derived. Part I. Summary of Development Potential presents an analysis of the build-out potential of vacant non-residentially zoned land in Westlake and the Study Area, followed by a summary of the findings and conclusions from the analyses of existing businesses and trends (contained in Parts II through V), and a discussion of strategies and recommendations for the City to consider as it develops a proactive plan for future economic development. Part II. Identifying Market Conditions presents the methodology and findings from the 2009 Inventory of existing businesses, vacant floor space and new construction. Part III. Existing Retail Offerings provides analyses of the quantity of retail stores compared to the ability of residents to support them, and a discussion of trade area differences. Part IV. Understanding Market Opportunities discusses several key factors related to business development trends, business attraction, and business clustering. Part V. Supporting and Supplemental Analysis presents the demographic and residential data that was collected and analyzed in order to gain a thorough understanding of existing conditions in Westlake and the Study Area. Many of the tables that were generated during the analysis of the data and/or which explain the methodology used for each analysis are contained in the Appendices.
8 Westlake 2009/2010 Market Analysis
PART I Summary of Development
Potential
Part I. Summary of Development Potential presents an analysis of the build-out potential of vacant non- residentially zoned land Westlake, followed by a summary of the findings and conclusions from the analyses of existing businesses and trends (contained in Parts II through V), and a discussion of strategies and recommendations for the City to consider as it develops a proactive plan for future economic development. The analysis of the build-out potential of vacant land is located at the beginning of the report in order to provide an understanding of the implications of current zoning on the remaining vacant land, which is important to keep in mind as the reader reviews the findings and conclusions of the study in Chapter 2 and the recommendations contained in Chapter 3.
Chapter 1 Commercial & Industrial Development Potential in Westlake and the Study Area
Chapter 2 Summary of Findings and Conclusions
Chapter 3 Recommended Strategies And Next Steps
CHAPTER 1 Commercial and Industrial Development Potential in Westlake and the Study Area
Westlake is located in the northwestern corner of Cuyahoga County abutting Lorain County. It is surrounded to the north, east and south by Bay Village, Rocky River, Fairview Park and North Olmsted in Cuyahoga County and to the west by Avon Lake, Avon and North Ridgeville in Lorain County. These eight communities comprise the Study Area, which covers 97 square miles. Westlake, which spans 16 square miles or 16% of the Study Area, is the third largest city.
Map 1. Westlake and Surrounding Cities in Study Area
Figure 1.
Sq Miles City Area, as a Percentage of Total Study Area 25.0 24% 22% 20.0 16% 15.0 % of Study 11% 12% Area 10.0 5% 5% 5% Land Area 5.0
0.0 Avon Avon Lake Bay Village Fairview North North Rocky River Westlake Park Olmsted Ridgeville
Westlake 2009/2010 Market Analysis 11 As discussions in later chapters attest, Westlake has experienced continued residential and business growth for several years. But now the City is faced with a dwindling supply of land available for future development, yet it is situated at the edge of Cuyahoga County adjacent to fast growing communities in Lorain County that offer significant development opportunities.
As development patterns change and competitive development pressures increase in the Study Area it is important for the city of Westlake to evaluate the overall development potential in Westlake and the Study Area to determine what changes, if any, should be made to Westlake’s economic development policies in order to maintain its attractiveness to businesses and residents and its economic viability in the region. A build-out analysis is an important exercise that can provide a more complete understanding of the potential for changes to existing development patterns. This chapter looks at the amount of vacant land in Westlake and the seven other Study Area communities, and analyzes their non-residential development potential under current zoning1.
Westlake has certain strengths in attracting new development over its neighboring Cuyahoga County communities, especially since Bay Village, Fairview Park and Rocky River are almost completely built out. However, Avon and North Ridgeville have an abundance of vacant land available for development, as noted in Table 1, which, if developed according to current zoning, could significantly change the development patterns in the Study Area.
Table 1. Land Area and Vacant Acres in the Study Area.
Total Land Vacant Zoned Residential Vacant Zoned Nonresidential Total Vacant Area (acres) Acres % of City Acres % of City Acres % of City Avon 13,370 3,070 23% 1,761 13% 4,831 36% Avon Lake 7,100 1,048 15% 302 4% 1,350 19% Bay Village 2,940 67 2% ‐ 0% 67 2% Fairview park 3,000 24 1% 4 0% 28 1% North Olmsted 7,420 236 3% 99 1% 335 5% North Ridgeville 14,970 4,500 30% 785 5% 5,285 35% Rocky River 3,070 64 2% 4 0% 68 2% Westlake 10,170 510 5% 404 4% 914 9% Study Area Total 62,040 9,519 15% 3,359 5% 12,878 21% Source: Land use codes. Cuyahoga County and Lorain County Auditor Records, aggregated and tabulated by the Cuyahoga County Planning Commission. Does not include vacant land owned by tax exempt entities such as school districts or municipalities.
In order to assess the availability of land in Westlake and the Study Area in terms of its zoning, vacancy and redevelopment potential, CPC reviewed a number of resources. Using Geographic Information System (GIS) software and County Auditor’s records, CPC determined the amount of vacant or underdeveloped acres currently zoned for non-residential development and analyzed the zoning codes of all eight communities to determine the potential amount of commercial and industrial floor area in the Study Area based on current zoning.
1 Chapter 14 includes a build-out analysis of the vacant residentially zoned land in the Study Area.
12 Westlake 2009/2010 Market Analysis Commercially and Industrially Zoned Vacant Land in Westlake and the Study Area Westlake has roughly 404 acres of vacant non-residentially zoned land, which is the third highest amount of the eight communities. However, Westlake’s total is only 12% of the 3,359 acres of vacant commercially and industrially zoned land in the Study Area, see Table 2. For the Study Area, more than half (52%) of those acres are located in Avon, which has 1,761 acres. Another 23% (785 acres) are located in North Ridgeville. In contrast, Bay Village, Fairview Park and Rocky River have a combined total of only eight acres of vacant land zoned for non-residential use, while North Olmsted has approximately 99 acres or three percent of the Study Area total.
Table 2. Commercially and Industrially Zoned Vacant Land in Westlake, Selected Cities and Study Area, in Acres. Sorted by total acres of vacant land. Retail/Business Office Mixed Use* Industrial Total City Acres % Acres % Acres % Acres % Acres % Avon 307 40% 184 80% ‐ 0% 1,269 55% 1,761 52% North Ridgeville 318 42% ‐ 0% 7 16% 459 20% 785 23% Westlake 53 7% 46 20% 31 70% 274 12% 404 12% Avon Lake 43 6% ‐ 0% ‐ 0% 259 11% 302 9% North Olmsted 31 4% ‐ 0% 6 14% 61 3% 99 3% Total for Bay Village, Fairview 7 1% 1 0% ‐ 0% ‐ 0% 8 0% Park and Rocky River Study Area Total 760 100% 231 100% 45 100% 2,323 100% 3,359 100% % of All Vacant Acres in Study Area 23% 7% 1% 69% 100% * PUD District Source: Cuyahoga County Planning Commission
Figure 2 illustrates the differences in the amount of vacant commercial and industrial land remaining in each city. The amounts of non-residentially zoned vacant land in Bay Village, Fairview Park and Rocky River are too small to appear in Figure 2. Nearly 70% of all vacant non- residentially zoned land in the Study Area is zoned for industrial development. Avon accounts for more than half of the vacant industrially zoned land while North Ridgeville accounts for one-fifth. Figure 2.
Commercially and Industrially Zoned Vacant Land (in acres) 1,400 1,200 1,000 800 600 400 200 ‐ Avon North Ridgeville Westlake Avon Lake North Olmsted
Retail/Business Office Mixed Use Industrial
Westlake 2009/2010 Market Analysis 13 The built up character of Bay Village, Fairview Park and Rocky River is reflected in their small amount of vacant non-residentially zoned land, while the majority of vacant land exists in Avon and North Ridgeville because these cities were, until recently, rural areas.
The next largest category of vacant land is zoned for business uses, including a range of retail, general commercial and office uses. Of the 760 acres of vacant land zoned for business uses in the Study Area, over 80% of them are located in North Ridgeville and Avon, with each city having more than 300 acres. Avon also has the most vacant acres zoned exclusively for offices, with 184 acres.
Available and appropriately-zoned real estate is a key site selection consideration driving location decisions. The large amount of undeveloped, appropriately zoned land in Avon and North Ridgeville is noteworthy because many of the parcels are large, contiguous, and considered “greenfields” which are often easier to develop rather than redeveloping a property. New development is attracted to these greenfield locations first because they lack constraints, and therefore are typically less expensive to develop. And because commercial development largely occurs alongside new residential development in order to support the new residents, it is often at the expense of older retail centers and venues. On the other hand, in urbanized areas, remediation of a “brownfield” site (a site previously occupied by a commercial or industrial use complicated by real or perceived environmental damage) can be an added obstacle when redeveloping a property.
Development Potential of Vacant and Underutilized Land in Westlake The city of Westlake has a total of 14 commercial and industrial zoning districts; the same number as in 1995. Retail/business districts include: General Business, Interchange Services, Recreation Business, Shopping Center, Hotel/Motel, and Integrated Shopping Center. Westlake’s four office districts consist of Office Building, Executive Office Park, Health Campus, and Planned Office. There is one mixed-use district for Planned Unit Development, and three industrial districts: Office-Laboratory, Exclusive Industrial, and Exclusive Office-Laboratory.
CPC’s analysis of the development potential of vacant and underutilized land was conducted in the same manner as in the 1994 Inventory. Using GIS software and the County Auditor’s records, CPC tallied both the amount of vacant acres zoned for non-residential development and the amount of land in the non-residential zoning districts that was occupied by a residential use (and therefore considered underdeveloped). In addition, Westlake planning staff identified 10 larger parcels that were not fully occupied by their existing businesses. CPC quantified the open space (undeveloped) area on theses lots where additional floor area could be built.
As the next step in the build-out analysis, CPC analyzed each zoning district to estimate the amount of building floor area that could typically be constructed on an acre of land. Many of the retail/business districts have a range of development standards that differ by use. When this occurred, CPC estimated the development potential for the most common land use and building type for the district.2 CPC calculated the amount of building floor area permitted by the maximum lot coverage and compared it to the amount permitted once the building setbacks, parking setbacks,
2 For example, the Interchange Services District has specific and distinct standards for at least nine different uses including gas stations, hotels and restaurants, and allows buildings up to 60 feet tall. Yet, the typical new development is estimated to be a one-story retail building.
14 Westlake 2009/2010 Market Analysis Table 3. Typical Building Floor Area Per Acre, by Zoning District parking space requirements, and Zoning District Sq Ft/Acre permitted stories were factored to Retail/Business Districts determine the building floor area per GB General Business 8,712 sq ft acre. Table 3 shows the typical building IS Interchange Services 8,712 sq ft floor area per acre, while the detailed SC Shopping Center 8,407 sq ft summary of the districts and Office Districts assumptions used for the calculations OB Office Building 16,600 sq ft are contained in Appendices A and B. EOP Executive Office Park 17,200 sq ft Because there were no vacant or HC Health Campus 17,200 sq ft underutilized acres in the Hotel/Motel, PO Planned Office 13,068 sq ft Integrated Shopping Center, and Industrial Districts Exclusive Office-Laboratory districts OL & EI Office‐Laboratory & Exclusive Industrial 15,000 sq ft when the analysis was done, these Source: Cuyahoga County Planning Commission districts were not analyzed.
New Floor Area Potential in Westlake Based on the tally of vacant and underdeveloped acres and the analysis of the potential floor area per acre by zoning district, it is possible to calculate the build-out potential. As shown in Table 4, there is the potential for an additional 6.2 million square feet of non-residential development on vacant parcels, and up to 8.4 million square feet if residentially used parcels were redeveloped and existing businesses were expanded to their full intended potential. Detailed analyses of the characteristics of vacant and underutilized parcels are contained in Tables 6, 7 and 8. Table 4. Potential Building Floor Area (FA) of Vacant and Underdeveloped Commercially and Industrially Zoned Land in Westlake, in square feet. Parcels Occupied by Expansion Vacant Land Total Residential Use* Potential*
Acres Potential FA Acres Potential FA Acres Potential FA Acres Potential FA Retail/Business Districts GB General Business 34.0 296,208 19.8 172,759 3.1 26,572 56.9 495,539 IS Interchange Services 19.3 168,142 3.7 32,496 10.7 93,044 33.7 293,682 SC Shopping Center 0.0 0 0.9 7,566 0.0 0 0.9 7,566 Total 53.3 464,350 24.5 212,821 13.7 119,616 91.5 796,786 Office Districts OB Office Building 27.1 449,362 26.6 441,228 3.1 51,792 56.8 942,382 EOP Executive Office Park 16.6 285,520 0.0 0 2.1 36,464 18.7 321,984 HC Health Campus 0.0 0 2.7 45,924 0.0 0 2.7 45,924 PO Planned Office 2.7 35,284 15.4 201,117 0.0 0 18.1 236,400 Total 46.4 770,166 44.6 688,269 5.2 88,256 96.3 1,546,690 Industrial Districts OL Office‐Laboratory 15.0 224,250 0.0 0 18.3 273,900 33.2 498,150 EI Exclusive Industrial 258.7 3,879,750 12.9 193,800 36.3 544,350 307.9 4,617,900 Total 273.6 4,104,000 12.9 193,800 54.6 818,250 341.1 5,116,050 Mixed Use Districts Planned Unit Dev PUD (Crocker Park) 31.0 899,650** 0.0 0 0.0 0 31.0 899,650 TOTAL 404.3 6,238,165 82.0 1,094,890 73.5 1,026,122 559.8 8,359,177 * Considered to be underdeveloped for the purposes of this analysis. ** Includes estimate from Block K Preliminary Plan (239,650 square feet on 4 acres). Source: Cuyahoga County Planning Commission
Westlake 2009/2010 Market Analysis 15 As noted earlier, 274 acres of the remaining vacant land in Westlake is zoned industrial, and there are another 68 acres of underdeveloped industrially zoned land - 13 acres that are currently occupied by residential uses and 55 acres with expansion potential on developed industrial lots. Westlake’s retail/business districts and office districts have nearly the same total vacant and underdeveloped acres (92 and 96 respectively) though they differ considerably in the amount of land currently occupied by residential uses. Based on CPC’s analysis of building potential, the industrially zoned vacant land could support approximately 4.1 million square feet of new building floor area, see Figure 3. If the residentially occupied parcels were redeveloped as industrial uses according to the current zoning, there could be another 193,800 square feet. Another 818,250 square feet of industrial floor area is possible through the expansion of existing businesses. In total, there is the potential for more than 5.1 million square feet of new industrial floor area in Westlake.
Figure 3.
Potential New Floor Area in square feet 6,000,000
5,000,000
4,000,000
3,000,000
2,000,000
1,000,000
‐ Retail/Business Office Industrial PUD
Vacant Land Land Occupied by Residential Uses Potential Expansion of Existing Businesses
The next largest amount of vacant land in Westlake is zoned for retail/business uses. There are approximately 53 acres of vacant retail/business zoned land, plus another 38 acres of underdeveloped land - 24 acres currently occupied by residential uses and approximately 14 acres for business expansion. Based on CPC’s analysis of building potential, the vacant land could support approximately 464,000 square feet of building floor area, and if the underdeveloped parcels were fully developed there is the potential for a total of nearly 797,000 square feet of retail floor area. There are approximately 46 acres of vacant land zoned primarily for offices and another 50 acres of underdeveloped land - approximately 45 acres currently occupied by residential uses and 5 acres for business expansion. The vacant parcels could support approximately 770,200 square feet of new office space, and if developed or redeveloped to the fullest extent, the underdeveloped parcels could support another 776,500 square feet. In addition, there are approximately 31 acres remaining to be developed in the Crocker Park project. Depending on the development plans, one vacant four acre portion of the project located between Promenade and Crocker Road is anticipated to be developed with approximately 239,650 square feet of retail and office floor area. The remaining acreage in Crocker Park has the potential for another 660,000 square feet of retail and office development.
16 Westlake 2009/2010 Market Analysis Development Potential of Vacant Land at Build-Out in the Study Area Using the same methodology noted above, CPC analyzed the non-residential zoning districts in the surrounding Study Area cities and determined the development potential of the vacant land if it were to be completely developed according to current zoning regulations3. Considering Westlake’s existing commercial and industrial floor area of 10.8 million square feet from the 2009 Inventory, an additional 6.2 million square feet of development on just the vacant parcels is a 58% increase. However, with all of the vacant land in Avon and North Ridgeville, the potential for additional commercial and industrial floor area in the Study Area is 46.7 million, as noted in Table 5, which is 126% more than the 37 million floor square feet documented in the 2009 Inventory. Furthermore, as Figures 4 and 5 illustrate, there is potential for more than doubling the industrial building floor area in Westlake and more than tripling in the Study Area at build-out. Yet the increase for retail and office development is only 14% and 21% respectively in Westlake and 52% and 59% respectively in the Study Area.
Table 5. Non‐residential Development Potential At Build‐out by Generalized Zoning District, Study Area. Westlake Study Area Generalized Land % % 2009 Use/Zoning 2009 Inventory Potential Sq Ft Total at Build‐ Increase Potential Sq Ft Total at Increase Inventory Sq District Sq Ft on Vacant Land Out from on Vacant Land Build‐Out from Ft 2009 2009 Retail/Business 3,420,498 464,350 3,884,848 14% 16,545,231 8,675,692 25,220,923 52% % Of Study Area 21% 5% 15% Office 3,583,460 770,166 4,353,626 21% 7,421,487 4,377,256 11,798,743 59% % Of Study Area 48% 18% 37% Industrial 3,770,634 4,104,000 7,874,634 109% 13,167,577 32,528,934 45,696,511 247% % Of Study Area 29% 13% 17% Mixed Use 0 899,650 899,650 ‐ 0 1,116,058 1,116,058 ‐ % Of Study Area ‐ 81% 81% Total 10,774,592 6,238,165 17,012,757 58% 37,144,295 46,697,940 83,842,235 126% % Of Study Area 29% 13% 20% Source: Cuyahoga County Planning Commission. See Appendix C for the analysis of development potential by city.
Figure 4. Figure 5. Westlake Development at Build‐Out, Study Area Development at Build‐Out, in million square feet in million square feet 10.0 50.0 247% 109% 8.0 40.0
6.0 30.0 21% 52% 14% 4.0 20.0 59% 2.0 10.0
0.0 0.0 Retail/Business Office Industrial Mixed Use Retail/Business Office Industrial Mixed Use
2009 Inventory Potential Sq Ft on Vacant Land 2009 Inventory Potential Sq Ft on Vacant Land
3 Due to the level of analysis required, the acreage of underdeveloped parcels in the Study Area was not calculated.
Westlake 2009/2010 Market Analysis 17 If all the vacant land (not including the underdeveloped parcels) in Westlake were to be developed as intended according to existing zoning, it would dramatically change the composition and balance of the City’s land uses documented in the 2009 Inventory. At build out, Westlake’s predominant land use would swing significantly to industrial and account for roughly half (48%) of economic land uses. This is also true for the Study Area. This potential imbalance is especially noteworthy given the changing trends in manufacturing in the global environment.
Characteristics of Vacant and Underdeveloped Parcels in Westlake Using GIS software, it is possible to analyze and map the nonresidentially zoned vacant and underutilized parcels4 in Westlake, see Maps 2 through 4. The largest concentration of vacant/underutilized land is shown on Map 2 in the northwest corner of the City, north of I-90 and generally west of Crocker Road. This area is predominately zoned EI Exclusive Industrial District, as shown on Map 5 Westlake Zoning Map. Three other smaller areas of concentration are in the vicinities of the I-90 interchange at Columbia Road, near Crocker Park, and near the Center Ridge and Bradley intersection. All other parcels are scattered along Detroit Road between Cahoon Road and Clague Road and along Center Ridge Road. An analysis of lot sizes was also conducted and summaries of vacant parcels, residentially occupied parcels and parcels with expansion potential follow. The 404 acres of vacant land in Westlake are split among 155 individual parcels for an average parcel size of 2.61 acres. A review of the County Auditor’s records for the vacant parcels reveals that 69 (45%) of the 155 vacant lots are less than one acre in size, see Table 6. The smaller lots are mostly zoned GB General Business, although the median lot size is less than one acre in both the GB and the OB Office Building Districts. A review of Maps 2 through 4 indicates that in some cases, the small vacant lots are contiguous and perhaps could be consolidated to create larger, more developable parcels, especially because some of the zoning districts have a minimum lot size of one acre or larger.
Table 6. Characteristics of Vacant Parcels, by Zoning District, in Westlake. Median Parcels in Zoning District by Size (acres) Total Parcel Zoning District Parcel Size Acres Count 0.1 to 0.9 1 to 1.9 2 to 3.9 4 to 9.9 10 to 32 (acres) # % # % # % # % # % Retail/Business Districts GB General Business 34.0 42 0.37 31 74% 6 14% 3 7% 2 5% 0 0% IS Interchange Services 19.3 10 1.21 5 50% 3 30% 1 10% 1 10% 0 0% Office Districts OB Office Building 27.1 29 0.84 16 55% 8 28% 4 14% 1 3% 0 0% EOP Executive Office Park 16.6 4 4.08 0 0% 0 0% 0 0% 4 100% 0 0% PO Planned Office 2.7 3 1.00 1 33% 1 33% 1 33% 0 0% 0 0% Industrial Districts OL Office‐Laboratory 15.0 4 3.60 0 0% 0 0% 3 75% 1 25% 0 0% EI Exclusive Industrial 258.7 59 2.67 16 27% 4 7% 17 29% 17 29% 5 8% Mixed Use Districts PUD Crocker Park 31.0 4 7.08 0 0% 1 25% 1 25% 0 0% 2 50% Total 404.4 155 69 45% 23 15% 30 19% 26 17% 7 5% Source: Cuyahoga County Planning Commission
Continued on page 26.
4 For the purposes of this discussion, nonresidentially zoned underutilized parcels include those occupied by a residential use, and parcels on which an existing business has surplus land on which to expand.
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24 Westlake 2009/2010 Market Analysis Map 5.
Westlake 2009/2010 Market Analysis 25 The two industrial districts with vacant land – OL Office Laboratory and EI Exclusive Industrial – have median lot sizes in the two to four acre range, and the vacant parcels in the EOP Executive Office Park have a median lot size of just over 4 acres. Less than 25% of the vacant lots are larger than four acres, and only seven lots exceed 10 acres, five in the EI Exclusive Industrial and two in the Crocker Park PUD. CPC also analyzed the characteristics of parcels occupied by residential uses in non-residential districts. The greatest number of these underdeveloped parcels are zoned OB Office Building. As Table 7 shows, 82% of the 118 lots are less than one acre and the median parcel size in five of the seven districts is less than 0.63 acre. In contrast, there are only four underdeveloped parcels that exceed 2 acres.
Table 7. Characteristics of Parcels Occupied by Residential Uses in Nonresidential Zoning Districts, in Westlake.
Median Parcels in Zoning District by Size (acres) Total Parcel Zoning District Parcel Size Acres Count 0.1 to 0.9 1 to 1.9 2 to 8 (acres) # % # % # % Retail/Business Districts GB General Business 19.8 27 0.53 21 78% 5 18% 1 4% IS Interchange Services 3.7 16 0.28 16 100% 0 0% 0 0% SC Shopping Center 0.9 1 0.92 1 100% 0 0% 0 0% Office Districts OB Office Building 26.6 39 0.59 31 79% 8 21% 0 0% HC Health Campus 2.7 1 2.67 0 0% 0 0% 1 100% PO Planned Office 15.4 12 0.63 10 84% 1 8% 1 8% Industrial Districts EI Exclusive Industrial 12.9 22 0.42 18 82% 3 14% 1 5% Total 82.0 118 97 82% 17 15% 4 3% Source: Cuyahoga County Planning Commission
At the City’s request, CPC Table 8. Characteristics of Parcels with Expansion Potential for quantified the 10 parcels that were Existing Establishments, in Westlake. identified as having surplus land on Parcel Zoning District Total Acres Average which the existing businesses could Count Surplus Acres expand. As Table 8 indicates, four Retail/Business Districts industrial parcels and one parcel GB General Business 3.1 2 1.5 zoned IS Interchange Services IS Interchange Services 10.7 1 10.7 district have the largest amount of Office Districts surplus land. OB Office Building 3.1 2 1.6 EOP Executive Office Park 2.1 1 2.1 Industrial Districts OL Office‐Laboratory 18.3 1 18.3 EI Exclusive Industrial 36.3 3 12.1 Total 73.5 10 7.4 Source: Cuyahoga County Planning Commission
26 Westlake 2009/2010 Market Analysis Fiscal Impacts Comparison of Current Zoning Districts The tax dollars generated by non-residential development are an important revenue source for the City, primarily because non-residential uses generally pay more in taxes than the cost to provide them with public services. In order to understand the financial impacts of various types of development permitted in the different non-residential zoning districts, CPC estimated the market value and potential employees by using the estimated floor area potential for each district from Table 3. Using these estimates plus data on the average salary for each type of job, the income tax rate for Westlake and the City’s portion of real estate taxes, it was possible to estimate revenue on a per acre basis.
Table 9 shows the estimated tax revenue generated by new non-residential development in Westlake’s different types of zoning districts. Only those zoning districts in which vacant parcels were located were analyzed. Because the GB General Business and IS Interchange Services districts have the same building floor area potential (8,712 square feet per acre) and are likely to have the same market value and employees per acre, revenue estimates for these districts were combined in the table. The same was true for the OL Office-Laboratory and EI Exclusive Industrial districts. However, because two types of uses permitted in the industrial districts (light industrial and warehousing) vary considerably in terms of building value, number of employees per acre and average salary for each type of employee, the two land uses were evaluated separately5.
Table 9. Potential Tax Revenue per Acre, Comparison by Zoning District in Westlake
Business Districts Office Districts Industrial Districts Zoning District ‐ OL / EI * OL / EI * Land Use Focus GB / IS OB EOP Light Industrial Warehousing Use Use # % # % # % # % # % Estimated City Income Tax Revenue (at 1.5% of $12,121 74% $35,678 79% $37,105 79% $20,493 79% $16,697 79% earnings) Estimated City Portion of $4,326 26% $9,601 21% $9,948 21% $5,602 21% $4,326 21% Real Estate Tax Revenue
Grand Total $16,447 100% $45,278 100% $47,053 100% $26,095 100% $21,023 100% Estimated Revenue/Acre * CPC analyzed two different land uses that are permitted in the OL and EI Source: Cuyahoga County Planning Commission
Figure 6, which illustrates the data summarized in the Table 9, clearly shows that office development, especially larger multi-storied buildings, tends to generate higher municipal tax revenues due to their higher property values, higher number of employees and higher wages. Among the zoning districts analyzed, offices tend to yield nearly twice as much combined income tax and property tax revenue compared to industrial uses and nearly three times as much as retail uses. In general, warehousing jobs employ fewer people on a per acre basis according to the 2007 Economic Census (the economic arm of the U.S. Census Bureau), yet these jobs pay more than manufacturing and significantly more than retail.
5 Warehousing in this case does not include self-storage warehouses – it refers to traditional warehouse and distribution centers that hire full-time employees and whose buildings tend to have higher construction costs due to building characteristics such as expansive loading docks, automated overhead doors, and other equipment.
Westlake 2009/2010 Market Analysis 27 Table 9 and Figure 6 also show that the City collects significantly more income tax dollars from employees than from property taxes related to building and land values (city portion only) in all districts and land use types examined. Approximately three-fourths of the total tax revenue is attributed to income tax dollars. See Appendix D for the complete table used for this assessment, including estimated building values, number of jobs associated with each type of development and average salaries, while Appendix E includes a detailed list of data sources and inputs.
Figure 6.
Potential Tax Revenue Per Acre by use and zoning district in Westlake
$40,000 $35,000 $30,000 $25,000 $20,000 $15,000 $10,000 $5,000 $0 GB / IS ‐ Retail OB ‐ Office EOP ‐ Office OL / EI ‐ Lt Industrial OL / EI ‐ Warehouse Use Use
Estimated City Income Tax Revenue/Acre Estimated City Real Estate Tax Revenue /Acre
While this chapter has focused on the development potential of vacant land, it should be noted that the 2009 Inventory also documented large amounts of existing vacant floor area. Among the Study Area communities, Westlake had the largest overall amount of vacant square footage with more than one million square feet, of which 807,800 square feet (78%) is attributed to vacant office and industrial floor area.
28 Westlake 2009/2010 Market Analysis
CHAPTER 2 Summary of Findings and Conclusions
Chapter 1 provided an analysis of the development potential of vacant land in Westlake and the Study Area under the current zoning and the tax revenue implications of various zoning districts and land uses for the city of Westlake. But in order to assess the need to adjust current land use patterns and/or zoning districts, it is imperative to also have a comprehensive understanding of the current mix and strength of the existing businesses. CPC conducted a full analysis, and this chapter summarizes the noteworthy findings and conclusions drawn from that detailed investigation and also highlights additional strengths discovered through the research. A thorough discussion and assessments of the current state of retail, commercial, office and industrial development in Westlake and the Study Area are contained in the technical reports found in Parts II through V.
Westlake’s Existing Floor Area Status The 2009 Inventory documented the current mix of land uses and roster of tenants that are located in Westlake and the surrounding communities, which are considered its competitors. A number of significant observations can be made from the findings. First, that the city of Westlake is extremely well balanced among the three main business sectors: retail, office, and industrial. This equal distribution is enviable because there is not a heavy reliance on any one business sector in terms of jobs, wages, or tax base. Places with a diversified tax base can also weather tough economic times better than places that are less diversified. TeamNEO has asserted that the 16-county region of northeast Ohio’s more balanced industry mix has helped the area trend closer to the national average during the recent recession, unlike the 1980 recession which took a larger and longer toll on the region because of its imbalanced reliance on heavy manufacturing.
The 2009 Inventory also documented that with over 10.7 million square feet of floor area the city of Westlake is the current leader in terms of its overall commercial and industrial built environment, see Figure 7. Westlake has the largest amount of office and industrial space and the second highest
Figure 7.
2009 Inventory Square Feet by Category 12,000,000
10,000,000
8,000,000
6,000,000
4,000,000
2,000,000
‐ Avon Avon Lake Bay Village Fairview North North Rocky Westlake Park Olmsted Ridgeville River Total Retail Total Office Total Industrial Total R, O, I Space
Westlake 2009/2010 Market Analysis 29
amount of retail floor area (second only to North Olmsted) of all the Study Area communities. In contrast, 45% of the total floor area in the Study Area is devoted to retail uses or vacant retail floor area, while about 35% is devoted or designed for industrial floor area and only 20% for offices.
Retail/Commercial Floor Area. Of the 3.4 million square feet of retail floor area in Westlake, 25% is occupied by Convenience Goods and Services, which cater to the everyday needs of residents. In contrast, 75% is occupied by the other categories including Shopping Goods; Amusements; and Other Retail and Services; establishments which tend to sell goods and services that consumers purchase less frequently and which attract consumers from a much larger area – typically referred to as comparison goods1. This large share of retailers selling comparison goods compared to those offering convenience goods underscores the fact that retailers in Westlake rely on a much larger trade area than Westlake residents, shoppers from nearby Bay Village and the City’s large daytime, non-resident working population.
Many retailers in the city of Westlake, home to the mixed-use lifestyle center at Crocker Park and a number of national retailers, have a retail trade area that is regional in size and scope. Understanding the size of Westlake’s trade area is important in order to assess the market mix and viability, potential sales, and other measures of retail strength.
The historical development patterns of most older cities limit the type and amount of existing and future commercial development. Also, especially with smaller cities, proximity to nearby retail in a Mixed Use Development accommodates commercial or neighboring community may reduce the retail space on the ground level and residential space need to provide retail goods locally. upper levels. Finally, with an increasingly mobile society, consumers have numerous opportunities to shop in a wide variety of places. Considering all these factors, it is not surprising that certain cities have significantly more retail floor area than others. The 2009 Inventory findings reveal that North Olmsted with Great Northern Mall and Westlake with Crocker Park and The Promenade provide unique retail environments that rely on attracting shoppers from well beyond each city’s boundaries.
In general, there are various ways to estimate market supply and demand, and approaches used by planning professionals can vary in how they define the trade area; which retail categories are used and how they are organized; and how sales are measured. Also, consumer buying patterns can change quickly (as witnessed during the recent recession), so sales trends from one year may not be indicative of future years. For these reasons, it is difficult to precisely identify gaps and surpluses in retailing. However, it is clear from the comprehensive 2009 Inventory that retail development in the eight-city Study Area has outpaced population growth: since 1995 primary retail floor area
1 See Table 19 for total floor area by category.
30 Westlake 2009/2010 Market Analysis
increased 44% while the population increased by less than 20%2. This fact alone underscores the recommendation that careful consideration be given to all factors that influence the potential need for, and success of, any new business wishing to locate in the Study Area.
While the 2009/2010 Market Analysis found that existing retail floor area in Westlake not only meets the needs of its residents and daytime workers, but currently supports sales from outside its municipal border, in order to remain competitive, Westlake will need to make sure that its retail and commercial establishments continue to attract sales from a larger trade area. This will be challenging given the volatile nature of retail, the competitiveness of stores in the trade area, and shifts in consumer behavior and spending.
Office Floor Area. Of the 7.4 million square feet of office floor area in the Study Area, nearly half, 3.5 million, is located in Westlake, including 82% of the total Hospital floor area and 73% of the Corporate Office floor area. North Olmsted, with 1.1 million square feet is a distant second. Because the largest share of office space is in Westlake, it is not surprising that Westlake also has the largest amount of vacant office floor area, 49% of all the vacant office floor area in the Study Area.
Industrial Floor Area. The 2009 Inventory revealed that industrial development is concentrated in four cities in the Study Area, with 29% (3.7 million square feet) located in Westlake, followed by 24% in Avon Lake, 23% in Avon and 19% in North Ridgeville. The majority of the industrial floor area in Westlake (57%) is devoted to either light industrial uses (1.2 million square feet) or warehousing and distribution (948,000 square feet).
Implications of Vacant Building Floor Area The 2009 Inventory documented large amounts of existing vacant floor area. Among the Study Area communities, Westlake had the largest overall amount of vacant square footage with just over one million square feet, 78% of which is attributed to vacant office and industrial floor area.
While attracting new construction in both of these sectors is tempting for a number of reasons, it is inefficient and unsustainable not to first fill the existing unoccupied spaces. Similar to retail, an oversupply of office and industrial floor space can drive down lease In Westlake, 12% of the office floor area rates, attract marginal tenants, and lead to reduced and 10% of the industrial floor area property values, and hence, reduced property taxes. inventoried was vacant in 2009.
It is widely understood that retail centers respond to the shopping habits of its customers, but they can also influence consumer spending patterns. Newer shopping centers are typically more successful (have higher sales volumes) than older shopping centers because buyers tend to gravitate towards newer, shinier venues. According to the 2008 Dollars and Cents of Shopping Centers, the
2 See Table 43 for the increase in the primary retail (convenience and shopping) floor area in the Study Area from 1995 to 2009, and Table 49 for population trends.
Westlake 2009/2010 Market Analysis 31
age of the shopping center is a factor of its success. And because newer shopping centers tend to cannibalize older venues for tenants, older shopping centers tend to fall into a more rapid decline as tenants leave.
New Construction As noted in Chapter 6, over three million square feet of new retail, office and industrial development was constructed in Westlake between 1995 and 2009. As a result, 29% of the City’s 10.7 million square feet of retail, office and industrial floor area is less than 15 years old. On average, the City experienced more than 205,000 square feet of new commercial/industrial construction annually, with retail leading the way at an average rate of roughly 84,400 square feet per year, and industrial trailing at 48,019 square feet per year. New retail construction accounted for 51% of the new construction in the Study Area. In Westlake, new construction of retail and office space peaked in 2004 with the construction of Crocker Park; since then there has been a decline. Industrial development took place primarily between 1998 and 2001. Not surprising, the years 2008 and 2009 were the two slowest years of new construction during the last 15, with an overall construction rate of just 19,000 square feet per year. In the last 15 years, nearly 4.7 million square feet of new construction has been built in Avon, which represents 35% of all new construction in the Study Area. While Westlake remains the region’s leader with 10.7 million square feet of commercial/industrial floor area, the most significant percentage change has occurred in Avon, which has experienced an increase of more than 350% in total commercial/industrial floor area.
Westlake’s Recent Growth and Future Development Potential According to the U.S. Census Bureau, Westlake has experienced continued growth for the past several decades. Yet, as the supply of vacant land diminishes, a community reaches a point where growth slows because there are not as many locational choices for new develoment. Based on the County Auditor’s records, there are approximately 510 acres of vacant residentially zoned land and roughly 400 acres of vacant non-residentially zoned land in Westlake, which is less than 10% of the City’s land area. In contrast, Avon has more than 4,800 acres, and North Ridgeville nearly 5,300 acres of vacant land, which if developed according to current zoning could significantly change the development patterns in the Study Area. Plus, while the majority of the vacant land in these two cities is zoned for residential development (see Chapter 1); there is no guarantee that land will not be rezoned from residential to non-residential. In fact, zoning changes are expected in Avon with the construction of the new I-90/Nagel Road Interchange.
Westlake Strengths Westlake has some competitive advantages in attracting new development as compared to its neighboring communities. The city of Westlake benefits from several physical characteristics (its geography and highway access), demographic characteristics (highly-educated workforce and concentration of professionals), political environment (economic incentives including competitive property and income tax rates), and its current business mix (concentration of hospital and health-care industries and established companies).
32 Westlake 2009/2010 Market Analysis
Westlake benefits from Interstate 90 which provides the City with prime highway access. Along I- 90, there are three highway interchanges within Westlake alone. Interstate 480, while not located in Westlake, is only minutes south of Westlake’s municipal border. Because there is a heavier reliance on interstates over rail, access to highways and interchanges is important to businesses, especially industrial businesses that ship their products elsewhere. Westlake has a highly educated workforce, with a relatively high percentage of residents having advanced schooling and degrees. Among the study-area communities, the City has the third highest concentration of people with a Masters degree and above. In terms of its workforce, Westlake also has a large concentration of professionals, especially with financial expertise and legal talent. According to the latest American Community Survey data, almost half of all Westlake residents were employed in management and professional occupations in 2008. The city of Westlake is already home to several satellite college campuses and will benefit from the construction of Cuyahoga Community College’s Westshore campus on Clemens Road. In general, there has been a shift towards more satellite college campuses over traditional colleges in order to make higher education more accessible to prospective students. Because college enrollment trends tend to correlate with economic trends, high unemployment rates and the recent economic recession have also contributed to increased enrollments at local colleges. Westlake offers economic development incentives which help keep it competitive. Its Tax Incentive Review Council (TIRC) reviews and makes recommendations to City Council on Community Reinvestment Act (CRA) and Enterprise Zone designations and compliance. Westlake businesses have the opportunity to participate in these programs and receive funds. Westlake has also consistently earned high bond ratings from the three most prominent investment service firms: Moody’s, Standard & Poor’s and Fitch IBCA. Because credit ratings are an indicator of default probability, Westlake’s AAA bond rating mean that the City has a low default risk and therefore can borrow money at a lower rate, a competitive advantage compared to other municipalities with lower, less favorable bond ratings. Westlake also has very competitive property and income tax rate structure. Currently, Westlake has a 1.5% income tax rate, one of the lowest in Cuyahoga County, and offers a 100% credit to those who pay income taxes in another community. In terms of property taxes, Westlake offers one of the lowest effective property tax rates, roughly 63.36 mills per every $100,000 in 2009. Westlake’s 2009 effective tax rate ranks 11th lowest out of the 80 taxing districts in Cuyahoga County. Another strength in Westlake is the concentration of hospitals and health-care sector businesses. Large area hospitals: St. John Medical Center, Cleveland Clinic and University Hospitals all operate major facilities in Westlake. These hospitals also act as anchors and attract other medical offices, as evidenced by the large number of medical and dental offices documented in the 2009 Inventory. Because healthcare is one of the few high growth industries, Westlake is well positioned with these regional hospitals and ancillary medical office tenants. The mixed-use development at Crocker Park can also be viewed as an asset for the city of Westlake. This regional lifestyle center combines the traditional retail functions of a shopping mall but with site design amenities such as outdoor seating, fountains, and play and entertainment areas. Crocker Park not only attracts people from Westlake, but is a regional attraction and destination. While lifestyle centers have grown in popularity and frequency in recent years, not many municipalities can
Westlake 2009/2010 Market Analysis 33
support a mixed-use development of a “24-hour city” of this size that combines residential, commercial, and retail development. Westlake is a strong leader in the office sector, specifically in the professional and legal positions: over one million square feet of office space is occupied by professional and legal establishments, which accounts for 44% of this office category in the Study Area. A review of the U.S. Economic Census from 1997, 2002 and 2007 shows that number of establishments devoted to professional, scientific and technical services has steadily increased since 1997. Figure 8 depicts the three fastest growing industries in the city of Westlake over that same time period. Figure 8.
Growing Industries, City of Westlake, 1997‐2007 300
250
200
150 Establishments
of 100
50 Number ‐ Accommodations & Food Professional, Scientific & Healthcare & Social Assistance Service Technical Svcs
Westlake’s potential to attract retail, general commercial, office and industrial development is based on its core competencies or strengths, its concentration of current businesses, and the amount of vacant land remaining in Westlake. Finding the appropriate mix of land uses on the remaining vacant land is especially important because of the resulting tax implications of those land uses. An analysis of potential tax revenue for various types of commercial/industrial uses based on the amount of development permitted by Westlake’s current zoning shows that office development, especially larger multi-storied buildings, tends to have higher tax revenues for the City, due to their higher property values, higher number of employees and higher wages. The comparison of income tax and real estate taxes generated by different land uses also shows that approximately three- fourths of the total potential tax revenues for the City is attributed to income tax dollars.
Strengths of the Northeast Ohio Region As noted above, Westlake has good access to the interstate highway system. Since Ohio is equidistant from the Northeast, Midwest, and Southeast population concentrations, this accessibility means that local businesses are centrally located to major U.S. and Canadian business markets. Shippers can access 60 percent of the U.S. and Canadian populations and 62 percent of U.S. manufacturing operations and retail stores within 600 miles of the state’s borders.
34 Westlake 2009/2010 Market Analysis
CHAPTER 3 Recommended Strategies and Next Steps
This chapter synthesizes the analysis of development potential from Chapter 1 and the findings and conclusions from Chapter 2 with research on best practices to identify strategies and recommendations for the City to consider as it develops a proactive plan for future economic development. While there are a number of components to a comprehensive economic development plan (e.g. work force development and infrastructure improvements), the recommendations and next steps in this chapter primarily focus on land use and zoning issues.
Westlake has a number of strengths that will help it remain competitive in attracting and retaining businesses and residents. Moreover, the City is well diversified in terms of the three main industry sectors: retail, office and industrial. As the national economy is pulling out of a recession, local areas with a more balanced industry mix are “weathering the economic storm” with greater ease and are keeping pace with the national recovery in the economy. However, it is important that Westlake not view itself in a vacuum as a single competitor to the communities that surround it. Rather, Westlake should define how it fits into the larger metropolitan Northeast Ohio region – rather than just in the context of its place in the Study Area - in order to best leverage its assets and strengths.
Maintain the Strength of Existing Retail Businesses Increase Number of Consumers. In order for Westlake’s sizeable retail sector to remain viable and competitive, it needs to maintain a critical mass of retailers and customers (residents, workers and visitors). Westlake has several options for ensuring that area retailers have a sufficient customer base including: Increasing its resident population, including immigrants, by: o Ensuring that new development on vacant multi-family parcels occurs at the highest density permitted by the zoning district. One option would be to prohibit lower density development in higher density districts. For example, in locations where high density multi-story apartment buildings are envisioned, the zoning district standards could be amended to not permit one and two story buildings (e.g. townhouses). o Increasing the density of housing alternatives in the City. This could require changes to the residential zoning districts to allow higher density development and/ or changes to the zoning map to rezone selected areas of remaining vacant land to a residential zoning district that permits more dense development such as townhouses or apartments. o Helping to keep existing housing occupied. Efforts to achieve this goal range from implementing, expanding and/or sponsoring programs for housing assistance, such as low-interest loans for housing maintenance or foreclosure prevention, to capital investments which improve the quality of life in Westlake, such as bike trails. Increasing its daytime population with more office tenants, especially in existing office buildings. Research shows that office workers spend a portion of their income during or
Westlake 2009/2010 Market Analysis 35 following their work day and that most office workers reach their lunch destination within 10 minutes. Industrial workers and students also patronize retail businesses near work or school, but to a lesser extent than office workers.
Consider and Promote Potential Consumer-Based Business Niches. Pursue opportunities to promote more consumer-oriented retail niches. Successful communities often have two or three successful niches that match the shopping preferences of the population in the trade area. While shopping preferences and spending varies by demographic groups, specific market segments that are prevalent in Westlake’s market area include families with children, office workers, college students, retirees, and business travelers.
Maintain Critical Mass of Retail Businesses. Creating and maintaining a critical mass of compatible retailers can help to create a synergy and expand each store’s trade area. Maintaining the right retail mix at each retail node in the City will help ensure the health and viability of the area. Clustering can provide competitive advantages for the retail businesses but also ultimately benefits customers who can more conveniently combine shopping trips.
There are three main ways to organize retail clusters: by compatible businesses – those that share a specific customer market segment such as age, income, price sensitivity, but offer unrelated goods and services, for example, outlet malls; complementary businesses – which target the same customer market segment, but offer complementary goods and services, such as building trades and specialty stores; and comparison businesses – stores that carry the same or similar goods and appeal to the same markets, which when clustered, such as two or more department stores at a mall, allow shoppers to compare the selections at each store during the same shopping trip.
Identify Key Businesses. A thorough understanding of the current health of each business district can help determine the strength of the district. The 2009 Inventory helped to document the quantity of business tenants but did not assess the qualitative aspects of the establishments or district. An assessment could determine the extent to which businesses and other land uses that are critical to the economic vibrancy of the district are present. Each business district should include establishments/land uses that create street life, pedestrian traffic and a sense of vitality.
These businesses can include but are not limited to: Anchors and traffic generators Businesses that serve the day-time population, such as office workers college professors, industrial employees Unusual businesses that add character to the district Long-standing businesses in the community New businesses with growth potential Businesses that serve an ethnic or minority market.
Districts and their surrounding areas could also be analyzed to determine the extent to which complimentary uses such as higher density residential, office, and community uses could be integrated to reinforce and support the existing uses.
36 Westlake 2009/2010 Market Analysis Attract and Retain Commercial, Office and Industrial Businesses
Identify and Pursue Existing Business Niches. In many communities, niches already exist, but need to be organized1 and promoted as such. Westlake has a number of business categories that dominate the 2009 Inventory. Healthcare businesses make up a larger percentage of business establishments in Westlake than they do in other jurisdictions and geographies such as Ohio and the U.S.2 Likewise, nearly half of all the Professional and Legal offices are located in Westlake. It is clear that Westlake is an attractive office environment; promoting the available office space and proximity to existing establishments will be needed in order to fill the vacant office space in the City.
Maximize Business Clusters. Clustering can provide competitive advantages for office and industrial businesses as well by concentrating interconnected businesses, associated institutions in a particular field, and suppliers in a geographic area. Despite increasing market globalization, proximity, whether it is geographic, cultural, or institutional, can provide companies with special access, closer relationships, better information, powerful incentives and increased motivation to solve mutual problems. Some of the benefits of business clusters include: increased productivity, increased innovation, and enhanced growth opportunities by stimulating the formation of new businesses within the cluster.
While Chapter 11 includes a generalized analysis of business clusters in Westlake, further face-to- face discussions with the existing businesses could help to identify more precisely those businesses that currently work together as clusters as well help develop mutually beneficial relationships among businesses that have the potential to be interconnected.
Minimize Potential Barriers to Business Investment (Real or Perceived). Business enterprises could benefit from local governmental assistance whether they are looking to launch or expand their operation. Potential barriers, whether real or perceived, can be obstacles to business investment. Examples include complex and time-consuming permitting, overly restrictive zoning, and complex site preparation. The key is to demonstrate that the community is a profitable place to do business. A logical next step for Westlake is to review and evaluate the City’s current practices and regulations to determine if any obstacles exist and/or if there are opportunities to streamline procedures, increase flexibility or otherwise make the ordinances more business-friendly without compromising the purpose and integrity of the regulations.
Promote and Invest in the Green Economy. While growing interest in the “Green Economy” can be attributed to the recent global economic downturn, many agree that finding ways to generate and use alternative energy resources benefits both the environment and the business bottom line. While it may be a decade or more before alternative energy producers and manufacturers of green products become a major source of jobs in many communities, places that plan for these uses now will have a tremendous advantage. Industrial uses need large, affordable spaces and access to easily move large amounts of goods. Steps that could be taken to accommodate and incorporate green businesses in Westlake include: Investigate unmet market opportunities for renewable energy oriented businesses, such as Ohio Cooperative Solar and Evergreen Cooperative Laundry.
1 Niche Recommendations, Downtown and Business District Market Analysis, University of Wisconsin - Extension. 2 See Chapter 11 Analysis of Business Clusters for a full discussion of business clusters.
Westlake 2009/2010 Market Analysis 37 Identify existing industrial areas that could accommodate manufacturers or suppliers of green products and alternative energy producers. Review vacant property characteristics to determine if property assembly is needed.
Promote energy efficiency among existing businesses and new development. Promoting energy efficient business practices that help local businesses save money and be more profitable ultimately benefits the City. Incentives to encourage businesses to invest in cost effective small scale renewable energy generation, such as the installation of solar panels or geothermal, and energy efficiency practices such as installing new heating and air conditioning systems or using more fuel efficient fleet vehicles helps shore up these businesses long term viability. Evaluate the zoning code for obstacles to installing small scale renewable energy generation systems.
Pursue the arts as engines for the creative and experience economies. Not just people working in the creative sector, but also the people whose work supports the arts: administrators, blue-collar workers, manufacturers of creative products. The arts are at the heart of two other growing economic trends -- the creative economy and the experience economy3. The creative economy includes scientific innovation and cultural products for export (Ipads, Droids and the new medicines seen on TV.) The experience economy includes all those retailers, businesses and places people are willing to pay more money to patronize because of the experience these venues provide. This is the foundational concept for lifestyle centers such as Crocker Park. Consider attracting and retaining creative sector professionals through place- and community-building efforts. Improve place marketing efforts. Westlake has had growth in the number of establishments in the scientific and technical services industries, so there are already a number of creative sector professionals working in the City.
Support emerging local entrepreneurs. Self-employed workers accounted for about 30% of the job growth in the United States between 1998 and 2008. While the number of employees in businesses grew 10% in that time, the number of self-employed workers grew 26%. In 2008, about 15% of the 142.2 million jobs in the United States were held by self-employed workers.4 According to the 2000 Census reported in Chapter 13, over 600 Westlake residents worked from home, and that number has likely increased with advancements in technology over the last ten years. Consider targeted business assistance and development strategies specific to micro- entrepreneurs. Promote cooperatives and other structures that help businesses share resources. Review the City’s home occupation zoning regulations to determine if they adequately support neighborhood-friendly home based businesses. When small businesses that started as home occupations grow too large for the neighborhood, the City can assist the entrepreneur in finding suitable space in a local commercial district.
3 Vazquez, Leonardo. Five Key Trends for Local Economic Development in the 2010’s. Rutgers University Professional Development Institute August 12, 2010. 4 Ibid.
38 Westlake 2009/2010 Market Analysis Support ethnic minority business markets that may emerge. Ethnic minority communities had about 23% of the nation's $10.7 trillion in buying power in 2009, according to the Selig Center for Economic Growth.5 While the total amount of disposable income in the United States had been growing through most of this decade, the buying power of African-Americans, Asian- Americans, Latinos, Native Americans and multiracial Americans grew faster than that of non- Hispanic Whites. Those trends are likely to increase as the nation gets more diverse. From the demographics analysis in Chapter 13, the population is slowly becoming more diversified in Westlake. The largest minority population in Westlake according to the 2010 Census is Asian at nearly 5%6. Monitor changes to the area’s demographics to identify growing ethnic cultures. Gear business development marketing towards ethnic communities as they emerge. Stay abreast of culturally oriented economic development strategies.
Conduct Further Assessments of Development And Redevelopment Potential Westlake has made a concerted effort to concentrate retail and office uses in nodes. However, the analysis of vacant and underdeveloped land in the non-residential districts revealed that there are a number of residential uses on small lots (less than one acre) in these districts. Depending on the zoning district, residential uses may be permitted, but as vacant land becomes scarce the City may choose to promote redevelopment of certain areas to maximize the economic use of the parcels.
Follow-up exercises to this study could include further analysis of the underdeveloped parcels in the non-residentially zoned districts to determine their redevelopment potential: Identify the locations and characteristics of nonconforming uses in each district, which may or may not include residential uses. Identify areas of isolated residential uses or structures that may impede the expansion of new office and/or retail development.
Likewise, there may retail or office uses that occupy buildings that were originally residential structures and/or are located on small parcels that do not enable the establishment to expand. The City has used the Auto Parking district to provide some flexibility to landlocked parcels, though the use of the AP district has likely been in response to individual requests. Conducting a systematic analysis of parcel sizes in these areas enables the City to take a proactive approach. Analyze the age of the structures and the size of the parcels in the retail and office districts along Detroit and Center Ridge Roads to identify buildings that may be functionally obsolete. Identify parcels that may be too shallow to meet the needs of contemporary retail and office uses. Analyze the pattern of building vacancies to determine if vacancies are the result of the characteristics of the building or property.
5 Ibid. 6 See Tables 52 and 53 for details on race and Hispanic population in Westlake and the Study Area.
Westlake 2009/2010 Market Analysis 39 Further Assessment of the Westlake Zoning Code and Zoning Map Based on the evaluation of the existing zoning districts and standards, the typical development expected for the office districts has the potential to generate more municipal tax revenue than typical development in the industrial and retail districts. However, the office space had the highest vacancy rate among the three sectors – retail/commercial, office and industrial. On the other hand, 68% of the vacant non-residentially zoned land is zoned for industrial development.
Based on the amount of vacant industrial land remaining in the City, it is important to assess whether or not land currently zoned for industrial use could be rezoned. The potential for rezoning will be affected by the characteristics of each parcel such as size, shape, street frontage, location, and the pattern of surrounding development. While the results of this study provide considerable information to assist in making policy decisions related to the zoning map and zoning code, the City must ultimately decide the goals and policies it hopes to achieve through its zoning regulations. Identify the City’s vision for the future. Determine if current policies and regulations are consistent with and will achieve the vision. Further analyze the non-residential zoning districts and their standards to determine if any districts or standards need to be modified to accommodate the type of new development desired by the City.
Regional Collaboration It is to the region’s benefit to work together. While intra-regional coordination can range from informal communication to a formal organization, its major goal is to avoid unhealthy competition among local communities. Often job creation and retention have economic impacts that spill over municipal boundaries, even while the city where a new firm locates receives the added benefit of property tax revenue. Intra-regional coordination is especially important in a region with little to no population growth.
A great example of regional collaboration is the “local food” movement where concerns for the consumption of agricultural land and the future viability of local farming have led to initiatives to promote agriculture as an economic development strategy. In 2007, a group of concerned agencies founded the Cleveland-Cuyahoga County Food Policy Coalition to identify ways that food can impact the local economy. Considering that only 1% of Northeast Ohioans' food purchases are from local providers despite the number of local farmers, the Coalition commissioned the "Northeast Ohio Local Food Assessment and Plan." The plan suggests that it is feasible to meet 25% of the local demand for food with local production, and doing so will create 27,000 new jobs.7
Given the findings of the 2009, Inventory Lorain County’s undeveloped land - which is primarily agricultural - should be viewed as an asset that should not be consumed inefficiently. Land is a finite resource and maintaining a sufficient supply of agricultural land nearby is critical in terms of the region’s food security and the local food economy. Given the growing interest in the local food movement in the greater Cleveland area, there is greater justification for protecting and preserving the large amount of farm land in Northeast Ohio.
7 Shuman et al. 25% Shift – Benefits of Food Localization for Northeast Ohio and How to Realize Them. http://www.neofoodweb.org/
40 Westlake 2009/2010 Market Analysis It is in Westlake’s best interest to promote a thriving local agricultural industry even if none are located in the City. Doing so increases the economic viability of local farming in adjacent communities and may reduce the loss of farmland to residential or commercial development. The City could review its zoning code to evaluate whether businesses that are a part of the local food economy should be allowed. As well, working with neighboring communities, especially Lorain County communities, is of huge importance to the viability of Westlake’s economy.
In light of the large amounts of the undeveloped land available in Avon, Avon Lake, and North Ridgeville, thoughtful consideration and continuing robust discussions regarding the region’s future land use patterns should be had with area leaders.
Westlake 2009/2010 Market Analysis 41
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42 Westlake 2009/2010 Market Analysis TECHNICAL REPORT
PART II Identifying Market Conditions
Part II. Identifying Market Conditions presents the methodology and findings from the 2009 Inventory of existing businesses, vacant floor space and new construction in Westlake and the Study Area.
Chapter 4 Classification of Retail, Office and Industrial Establishments
Chapter 5 Inventory of Existing Establishments
Chapter 6 New Construction 1995 – 2009
CHAPTER 4 Classification of Retail, Office and Industrial Establishments
The 2009 Inventory documents the existing mix of businesses and non-residential floor area based on a classification scheme that originated in the 1970’s and evolved over time. In May, 1970, the Regional Planning Commission (RPC) published a regional research project named Cuyahoga County 1990: Retail Business that sought to document the present and projected future of retail in Cuyahoga County. Businesses were organized into seven major retail categories and defined within a framework of twenty-eight classifications based on the type of goods or services provided. The 1994 Inventory adopted this classification scheme which was further refined for the 2009 Inventory.
Methodology The list of categories used in the 1994 Inventory was the starting point for the 2009 Inventory. The classification categories were then expanded with input from the city of Westlake Planning Department to better accommodate a wider range of uses, including more office categories and a variety of industrial categories. Tables 10, 11 and 12 contain the detailed list of categories for Retail (including grocery, restaurants, personal services, business services and general commercial), Office and Industrial.
The CPC made every attempt to classify retail businesses and tenants as closely as possible to the classifications used in the 1994 Inventory in order to foster comparability. However, direct comparisons between the 1994 Inventory and the 2009 Inventory are not always possible for a number of reasons:
1. The expansion of retail and office categories caused some inconsistencies from the earlier study because some uses were shifted from one category to another. For example, in the 2009 Inventory, a grocery store was classified as a supermarket (A1) and distinguished from a convenience store selling food (A2) when the store was at least 10,000 square feet in size.
2. The decision to include certain categories of uses in the 2009 Inventory that were not counted in the 1995 Market Analysis, such as day care centers and certain outdoor amusements such as golf courses.
3. Expansion of the inventory to include industrial uses, yet in further analysis of the categories, it was discovered that the 1994 Inventory classified contractors and distributors as “office” uses while in the 2009 Inventory, those uses were classified as industrial uses.
4. Better refinement of the inventory process to ensure consistency in the categorization of uses.
In many cases, the business classification was determined by the predominant use of the property. For instance, an automobile dealership that sold both new and used cars was classified by its predominant use. An establishment selling gas was always classified as a gas station even when it included a convenience store or car wash. In other cases, the secondary use of a property was only identified in the inventory if it occupied dedicated floor space separate from the primary use and
Westlake 2009/2010 Market Analysis 45 whenever signage, parking, and stand-alone amenities such as a playground, supported dissecting out the secondary uses’ floor area.
As a general rule, the 2009 Inventory included tenant space with a minimum of 500 square feet for retail/commercial businesses and a minimum of 1,000 square feet for industrial businesses, except when the use was located in a multi-tenant building.
Exclusions: Types of Businesses Not Included in the Inventory The 2009 Inventory did not include a number of unique land uses and structures because they did not meet certain criteria for the project. The following land uses were specifically excluded: . All agricultural uses including farmers markets, nurseries, and landscaping businesses when located in a residential zoning district. For the most part, there were no agricultural uses in Cuyahoga County. . City Hall/municipal offices/post offices and other governmental facilities UNLESS they were located in commercial space that could be reoccupied by the private sector if the current “public” use were to move out of the space. This includes public golf courses, which could easily be operated as a private business. . Community buildings in residential subdivisions, such as offices of homeowners associations and clubhouse/pool/other recreational facilities located in the common areas of the subdivision or housing development. . Day care facilities and/or credit unions located within a church, when the church was located in a residential zoning district. . Businesses located in dwelling units (home occupations) in residential neighborhoods (zoned for residential use) unless there was adequate signage and parking, and easily-identified dedicated floor space to support the business function. . Institutional uses such as offices/service buildings located in cemeteries. . Residential uses such as nursing homes and assisted living facilities. . Utility buildings and structures such as transformer stations. . Land associated with a particular business, e.g. fairways of golf courses and country clubs, docks of marinas, playgrounds of day care facilities, etc. The inventory captures building floor area of the club house of the golf course and other buildings that are part of these commercial outdoor recreation facilities.
46 Westlake 2009/2010 Market Analysis
Table 10. Classification for Retail/Commercial Uses Category Type Code Classification Typical Establishments A1 Supermarkets Supermarkets Delicatessen; convenient foods; small grocers/specialty foods: meat, poultry, A2 Other Food fish, produce markets; bakers; candy, nut stores; dairy products stores; beverage stores Food & Drinking Restaurants; fast food; cafeterias; sandwich, donut shops; coffee shops; A3 Service tavern, liquor; catering companies; pizza shops; ice cream shops (A) Convenience A4 Health/Drugs Vitamin, drug, discount drug stores Goods and Hardware, paint, wallpaper stores; flower shops; new/used record, Services Other Convenience music/video stores; key shops; card, gift shops; new/used bookstores; A5 Goods stationary shops; craft & fabric stores; beauty supply stores; cigar shop; sports cards; candle stores Beauty salon incl. nails, tanning & hair; barber shops; massage; watch, shoe Convenience repair; dry cleaners, tailors; laundromats; photo studios; appliance & A6 Services household repair; travel agencies; tattoo parlor; cash advance; psychic advice; dog grooming Large retail store with an extensive assortment of goods organized into B1 Department Stores separate departments (higher quality) Other General Discount, junior department, variety stores; thrift/resale shops B2 Merchandise Men's, ladies', children's wear stores; shoe stores; millinery, fur and bridal B3 Clothing and Shoes (B) shops; tuxedo rental stores; clothing consignment shops Shopping Goods Yard goods, garden/nursery center; sporting goods, bike shop; photo and Services Other Shopping equipment, musical instruments, jewelry stores; pet shops; toy/hobby stores; B4 Goods wireless phone stores; retail office supply stores; art galleries; electronic game stores Furniture; home improvement; appliances; carpeting; radio, TV, stereo stores; Furniture & Home- B5 kitchen, bath accessories; lamp stores; computer sales & accessories; Related antiques, rent-to-own; mattresses; pool supply stores; draperies New car dealerships; used car lots directly adjacent to and part of new car C1 New Auto Sales dealerships; motorcycles C2 Used Auto Sales Used car lots
(C) C3 Auto Parts Sales Auto parts stores; tires, batteries & accessories Automobile Auto repair garages other than gasoline service stations; auto body shop; Auto Service & Sales, Parts and C4 free-standing/independent car wash; automobile detailing and customizing; Repair Service lawn mower shops Gasoline service stations, with or without attached car washes, convenience C5 Gas Stations store and/or repair facilities C6 Other Automotive Auto rental; taxi cab & limousine service; towing; boats, RV’s Enclosed Indoor movie theaters; auditoriums; bowling alleys; billiard parlors; roller/ice D1 Amusements skating rinks; racquet clubs; health clubs & fitness centers (D) Commercial D2 Social Halls Dance halls; private/semi-private social halls; lodges; banquet rooms Amusements Golf courses; marinas; campgrounds; drive-in theaters; country clubs; riding D3 Outdoor Amusements stables; other outdoor commercial recreation E1 Hotels, etc. Hotels, motels, tourist courts & lodging E2 Funeral Homes Funeral homes E3 Animal Hospitals Animal hospitals; Animal boarding and kennels Dance studios; music instruction; beautician, barber schools; driving (E) E4 Instruction Schools instruction; storefront fitness/personal training; martial arts; weight loss; yoga Other Retail and other instruction Photocopying, mail house; print/sign shop; linen/uniform supply stores; E5 Business Services security; retail equipment rentals; delivery services; call centers; maid services; computer repair, sound/motion picture studios Misc. & Unidentified Retail establishments of a unidentified or miscellaneous use, e.g. daycare E6 Retail center
Westlake 2009/2010 Market Analysis 47 Category Type Code Classification Typical Establishments
(F) F1 Existing Vacant Vacant retail stores/floor space Vacant Retail F2 Incomplete Vacant Retail floor space under construction
Table 11. Classification for Office Uses
Category Type Code Classification Typical Establishments
Local office space including accounting, real estate, legal, engineering, H1 Professional/Legal management consultant, computer/software, and financial planning offices; insurance, title agencies; billing; investigative services Local branch banks; finance companies, credit unions, depository institutions, H2 Banks/Financial other financial Institutions; loan brokers; mortgage companies Local doctors’ offices; local medical and health services; dental & orthodontic (H) H3 Medical/Dental Office services; optical stores Space H4 Hospital Hospitals
1 Office space used by regionally or nationally-oriented firms or organizations; H5 Corporate Offices corporate headquarters or district offices Other, miscellaneous offices; government offices and non-profit office space; H6 Other Offices corporate college offices; employment services; offices for off-site industrial uses i.e. builders/sales offices (V) Vacant Office V Vacant Vacant floor area in office buildings
Table 12. Classification for Industrial Uses
Category Type Code Classification Typical Establishments
Construction companies; general contractors; specialty trade contractors I1 Contractors including landscaping & carpentry; janitorial services; pest control; construction equipment rental Storage/Warehousing Self-storage companies; wholesale distributors; warehouse; trucking and I2 /Transportation- transportation (I) related Industrial Light manufacturers; manufacturing of food & kindred products; textile mills I3 Light Industry products; lumber & wood products; paper & allied products; printing & publishing; research and development Heavy manufacturers; manufacturing of chemicals & allied products; petroleum & coal, stone, clay, rubber, and glass products; primary metal I4 Heavy Industry industries, and fabricated metal products; industrial machinery and equipment manufacturers (X) Vacant X Vacant Vacant floor area in industrial/warehouse buildings Industrial
1 Corporate offices are defined as single-tenant office buildings that house the corporate headquarters of a company or organization which generally consists of offices, meeting rooms, space for file storage and data processing, a restaurant or cafeteria, and other service functions.
48 Westlake 2009/2010 Market Analysis
CHAPTER 5 Inventory of Existing Establishments
A market inventory provides an important foundation for understanding and guiding development in a community. The city of Westlake, while chiefly interested in its composition of business tenants, major industries and vacancies, was also interested in the business mix and climate of its neighboring communities and the Study Area as a whole. The 2009 Inventory provided the opportunity to inventory the business climate, as well as evaluate changes in tenancy over time in Westlake and the entire eight-city Study Area.
Overall Floor Area of Retail, Office and Industrial Floor Area The 2009 Inventory included the full range of building floor area devoted to retail uses (including restaurants, personal and business services, and auto care as well as general commercial uses), office uses and industrial uses as well as the vacant floor area that is marketable to at least one of these types of users. The 2009 Inventory indicates that Westlake has a nearly equal distribution of retail, office and industrial floor area. Figure 9. Table 13. 2009 Total Retail, Office and Industrial Floor Area In Westlake 2009 Westlake Total R,O,I Floor Area % of Westlake Square Feet Total 35% 32% Retail 3,420,498 32%
Office 3,583,460 33% Total Retail Industrial 3,770,634 35% Total Office Total Industrial Total Floor Area 10,774,592 100%
In contrast, when the entire Study Area is 33% analyzed, nearly 50% of the total floor area is devoted to retail uses or vacant retail floor area, while approximately 20% is Figure 10. devoted to or designed for office uses. 2009 Study Area Total R,O,I Floor Area Table 14. 2009 Total Retail, Office and Industrial Floor Area In Study Area
8‐City Square % of % in 45% 35% Study Area Feet Total Westlake Total Retail Retail 16,545,231 45% 21% Total Office Office 7,431,487 20% 48% Total Industrial Industrial 13,167,577 35% 29% Total Floor Area 37,144,295 100% 20%
Westlake 2009/2010 Market Analysis 49 An analysis of the 2009 Inventory reveals that no other community within the Study Area is as balanced in all three categories as Westlake.1 For example, in Bay Village and North Olmsted retail space comprises 75% or more of the total floor area, while in Avon Lake 75% of the total floor area is occupied by industrial uses.
Table 15. 2009 Study Area Totals: Retail, Office and Industrial Floor Area, by City.
Avon Avon Lake Bay Village Fairview Park % of % of % of % of Sq Ft Sq Ft Sq Ft Sq Ft Total Total Total Total Total Retail 2,391,263 40% 893,817 20% 240,350 75% 1,095,534 70% Total Office 597,536 10% 271,773 6% 68,634 22% 451,437 29% Total Industrial 3,032,863 50% 3,205,350 73% 9,403 3% 25,599 2% Total Inventory 6,021,662 100% 4,370,940 100% 318,387 100% 1,572,570 100%
North Olmsted North Ridgeville Rocky River Westlake % of % of % of % of Sq Ft Sq Ft Sq Ft Sq Ft Total Total Total Total
Total Retail 5,457,159 78% 1,393,556 34% 1,653,054 56% 3,420,498 32%
Total Office 1,132,940 16% 280,148 7% 1,045,559 36% 3,583,460 33%
Total Industrial 438,847 6% 2,446,656 59% 238,225 8% 3,770,634 35%
Total Inventory 7,028,946 100% 4,120,360 100% 2,936,838 100% 10,774, 592 100%
Figure 11.
2009 Floor Area Totals by Retail, Office & Industrial Categories
6,000,000 Total 5,000,000 Retail
4,000,000 Total Office 3,000,000 Total 2,000,000 Industrial
1,000,000
0 Avon Avon Lake Bay Fairview North North Rocky Westlake Village Park Olmsted Ridgeville River
1 In various tables throughout the report, the highest and lowest numbers in the tables are highlighted for easy comparison. The highest number is highlighted with a bold border and the lowest number is highlighted in red.
50 Westlake 2009/2010 Market Analysis Comparison of 1994 and 2009 Retail and Office Inventory in Westlake The 2009 Inventory showed that in Westlake, the amount of building floor area devoted to the various categories of retail and office uses increased by over 2.3 million square feet, or 50%, between 1994 and 2009, and a 704% increase between 1977 and 2009. All categories of the Retail sector and the Office category experienced an increase in floor area; however, there was also steady growth in vacancies, both in terms of total amount and percentage of total floor area. The largest increase in tenancy occurred in the Office Space category with an increase of more than 580,000 square feet of floor area by 2009. Westlake’s Amusements category saw the most significant percentage increase, almost tripling in size from 1994, largely due to new amusements such as Dave & Buster’s as well as expanding the inventory to include outdoor amusements such as golf courses. In contrast, the occupied office floor area increased by just over 23%. However, when comparing the 1994 Inventory to the 2009 Inventory, it is important to keep in mind the various changes that have been made to the categories. The changes described in Chapter 4 are analyzed on the next page for their impact on the Inventory.
Table 16. Comparison of 1977, 1994 and 2009 Westlake Retail/Office Floor Area.
Retail/Office Floor Area Increase 1994‐ 2009 Retail/Office Categories 1977 1994 2009 % of % of % of Sq Ft total Sq Ft total Sq Ft total Sq Ft % Food/Convenience Goods/ Services 305,700 35% 691,423 15% 870,254 12% 178,831 26% Shopping Goods 238,500 27% 370,802 8% 805,225 12% 434,423 117% Automobile 98,600 11% 147,773 3% 258,420 4% 110,647 75% Amusements 29,900 4% 133,603 3% 466,063 7% 321,502 241% Other Retail/Services 27,300 3% 425,025 9% 796,552 11% 371,527 87% Office Space 124,500 14% 2,563,562 55% 3,143,613 45% 580,051 23% Subtotal Occupied 824,500 94% 4,332,188 93% 6,340,127 91% 2,007,939 46% Vacant Retail 115,716 3% 223,984 3% 108,268 94% Vacant Office 208,437 4% 439,847 6% 231,410 111% Subtotal Vacant 46,600 6% 324,153 7% 663,831 9% 339,678 105% Total Retail/Office 871,100 100% 4,656,341 100% 7,003,958 100% 2,347,617 50%
Westlake 2009/2010 Market Analysis 51 Table 17 indicates the change in the number of establishments included in each year’s inventory. The three categories that seem to have increased substantially include Shopping Goods at 117%, Other Retail/Services at 174% and Office Space (vacant Office Space at 144% and occupied Office Space at 247%). However, when reviewing the number of establishments, it is important to note that in the 1994 Inventory, individual office tenants located in a multi-tenant office building were grouped and reported as one establishment. The office tenants included in the 2009 Inventory have not been similarly combined so direct comparison of the number of office establishments between 1994 and 2009 is not possible.
Table 17. Comparison of 1977, 1994 and 2009 Westlake Retail/Office Establishments.
# of Establishments % Change Retail/Office Categories 1977 1994 2009 1994‐2009 Food/Convenience Goods/Services 91 171 196 15% Shopping Goods 31 47 99 111% Automobile 32 31 35 13% Amusements 2 9 16 78% Other Retail/Services 10 31 85 174% Office Space 37 156 542 247% Subtotal ‐ Occupied 203 445 973 119% Vacant Retail 28 54 93% Vacant Office Space 27 66 144% Subtotal Vacant 14 55 120 118% Total 217 500 1,093 119% Meaningful conclusions about the historical comparability of the market inventory both in terms of square footage increases and changes in the number of establishments are imperfect. There are a number of reasons for this and a closer examination of the detailed categories, shown on Tables 10, 11 and 12 in Chapter 4; the list of individual tenants and addresses in each category, included in Appendix F; and an understanding of current demographic trends provide some explanation. The expanded scope of the 2009 Inventory included adding a number of more detailed categories as well as expanding the inventory to classify industrial space. The impact of these changes includes: o Some square footage has shifted from one category to another even though the type of occupancy has not changed. Examples of this include: limits on what is considered a supermarket (a minimum of 10,000 square feet) to distinguish from convenience stores. In the 1994 Inventory, one of the three A1 “supermarkets” was less than 3,000 square feet, which would now be classified as an A2 “other food establishment in 2009. o Some square footage is included in 2009, but was not included in 1994 even though the building was in existence in 1994. For example, outdoor commercial amusements were added as a category and included the building floor area for golf course club houses and marinas.
52 Westlake 2009/2010 Market Analysis The expansion of eating places is consistent with the increase in number of two parent households working outside the home, which increases the frequency of dining out. The increase in business services and convenience services is similar: an increase in cleaning services, lawn care, etc. can be explained by the increase in number of households where the adults work outside the home. The automotive category was expanded to include towing companies and car rentals. The new car dealership category increase was primarily due to the addition of a new dealership. The 2009 Inventory included day care facilities in the Other Retail (E6) category. Day care establishments were not included in the 1994 Inventory. The Hospital category was added to the 2009 Inventory; however, an examination of the 1994 Inventory indicates that some of the current hospital square footage was classified as local office in 1994. The low increase in office space from 1994 to 2009 is partly due to the nature of what was considered office space in 1994: o A number of contractors and distributors classified as office space in 1994 were classified as industrial space in 2009. o Research and development facilities were classified as “light” industrial in 2009. In 1994 at least one major research and development facility (Eveready/Energizer at over 200,000 square feet) was classified in its entirety as office space, whereas in the 2009 Inventory 190,700 square feet has been reclassified as industrial floor area.
Westlake 2009/2010 Market Analysis 53 Table 18. Comparison of 1994 Inventory to 2009 Inventory, Westlake.
1994 Westlake Inventory 2009 Westlake Inventory 1994 – 2009 Change CPC CPC Code Classification Est Sq Ft Code Classification Est Sq Ft Est Sq Ft A1 Supermarkets 3 117,986 A1 Supermarkets 3 102,845 0 ‐15,141 A2 Other Food 16 30,207 A2 Other Food 11 31,009 ‐5 802 A3 Food & Drinking Service 57 236,375 A3 Food & Drinking Service 87 346,004 30 109,629 A4 Health/Drugs 4 43,862 A4 Health/Drugs 6 102,904 2 59,042 A5 Other Convenience Goods 38 184,024 A5 Other Convenience Goods 14 130,375 ‐24 ‐53,649 A6 Convenience Services 53 78,969 A6 Convenience Services 75 157,117 23 78,421 Convenience Goods & Food, Convenience Goods/ Total A 171 691,423 Total A 196 870,254 25 178,831 Services Services B1 Department Stores 0 ‐ B1 Department Stores 0 0 0 0 B2 Other General Merchandise 4 138,600 B2 Other General Merchandise 3 177,160 ‐1 38,560 B3 Clothing and Shoes 12 41,078 B3 Clothing and Shoes 36 161,950 24 120,872 B4 Other Shopping Goods 17 102,109 B4 Other Shopping Goods 41 342,461 24 240,352 B5 Furniture 14 89,015 B5 Furniture & Home‐Related 19 123,654 5 34,639 Total B Shopping Goods & Services 47 370,802 Total B Shopping Goods 99 805,225 52 434,423 C1 New Auto Sales 3 81,670 C1 New Auto Sales 3 150,724 0 69,054 C2 Used Auto Sales 0 ‐ C2 Used Auto Sales 0 0 0 0 C3 Auto Parts Sales 3 7,488 C3 Auto Parts Sales 2 11,020 ‐1 3,532 C4 Auto Service & Repair 9 30,460 C4 Auto Service & Repair 16 54,807 7 24,347 C5 Gas Stations 16 28,155 C5 Gas Stations 11 24,799 ‐5 ‐3,356 **** C6 Other Automotive 3 17,070 3 17,070 Automobile Sales, Parts & Automobile Sales, Parts & Total C 31 147,773 Total C 35 258,420 4 110,647 Service Service D1 Enclosed Amusements 7 130,023 D1 Enclosed Amusements 8 225,304 1 95,281 D2 Social Halls 2 3,580 D2 Social Halls 5 77,335 3 73,755 **** D3 Outdoor Amusements 3 163,424 3 163,424 Total D Commercial Amusements 9 133,603 Total D Commercial Amusements 16 466,063 7 332,460 E1 Hotels, etc. 5 361,910 E1 Hotels, etc. 8 478,922 3 117,012 E2 Funeral Homes 2 17,781 E2 Funeral Homes 4 31,044 2 13,263 E3 Animal Hospitals 4 13,249 E3 Animal Hospitals 6 39,835 2 26,586 E4 Training Schools 5 7,705 E4 Instruction Schools 25 64,129 20 56,424 E5 Business Services 12 18,500 E5 Business Services 32 104,498 20 85,998 E6 Unidentified Retail 3 5,880 E6 Misc. & Unidentified Retail 10 78,124 7 72,244 Total E Other Retail 31 425,025 Total E Other Retail 85 796,552 54 371,527 Existing Vacant Retail & F1 53 268,153 F1 Existing Vacant Retail 53 221,984 Office Not comparable on Incomplete Vacant Retail & F2 2 56,000 F2 Incomplete Vacant Retail 1 2,000 individual lines Office **** V Vacant Office Space 66 439,847 Total Total F Vacant Retail and Offices 55 324,153 Vacant Retail and Offices 120 663,831 65 336,678 F & V G1 Local Offices 105 1,356,266 H1 Professional/Legal 286 1,072,381 G2 Regional Offices* 33 1,053,268 H2 Banks/Financial 28 100,874 G3 Distributor/Contractor* 18 154,028 H3 Medical/Dental 145 551,243 Not comparable on **** H4 Hospital 6 608,762 individual lines **** H5 Corporate Office 10 451,838 **** H6 Other Offices 67 358,515 Total G Office Space 156 2,563,562 Total H Occupied Office Space 542 3,143,613 386 580,051 Total Total Retail and Office 500 4,656,341 Retail and Office 1,093 7,003,958 593 2, 347,617 A‐G A‐H, V * Some of the businesses in these classifications were considered industrial uses in the 2009 Inventory. **** Category not included in the 1994 Inventory, added to the 2009 Inventory.
54 Westlake 2009/2010 Market Analysis Retail Categories In the city of Westlake, of the total 3,420,498 square feet of retail space identified, the largest percentage is dedicated to Food, Convenience Goods & Services which occupy more than 870,250 square feet of floor area (25%), followed closely by the Shopping Goods category and Other Retail & Services (each 23%). In comparison, a much greater proportion of square footage in the entire Study Area is occupied by the Shopping Goods category (37%).
Figure 12.
2009 Retail Subcategory Totals for Westlake
223,984 Food/Convenience 7% 870,254 Goods/Svcs Shopping Goods 796,552 25% 23% Automobile
Amusements
Other Retail/Svcs
466,063 805,225 Vacant Retail 14% 23% 258,420 8%
Figure 13.
2009 Retail Subcategory Totals For the Study Area 1,577,701 Food, Convenience 9% 3,808,389 Goods/Svcs 2,227,065 23% Shopping Goods 13% Automobile
1,422,002 Amusements 9% Other Retail/Svcs 1,436,760 9% 6,073,314 Vacant Retail 37%
In Figure 14 on page 54, it is clear that North Olmsted and Avon dominate the Study Area when it comes to the Shopping Goods category, which includes a variety of goods that consumers tend to comparison shop for price, and are willing to travel further distances than for convenience goods. Westlake ranks third in floor area for shopping goods, with the opening of Crocker Park substantially adding to the square footage in that category.
Westlake 2009/2010 Market Analysis 55 There is much less disparity among the communities in the other categories. In the Food, Convenience Goods & Services category, Westlake narrowly ranks second to North Olmsted. However, Westlake is the leader in Amusements and Other Retail/Services categories, and also has the lowest percent of vacant retail at 7%.
Figure 14.
2009 Retail Subcategory Totals for the Study Area, By City 3,000,000 Food, Convenience 2,500,000 Goods/Svcs Shopping Goods 2,000,000
Feet Automobile 1,500,000
Square 1,000,000 Amusements
500,000 Other Retail/Svcs ‐ Avon Avon Lake Bay Fairview North North Rocky Westlake Vacant Retail Village Park Olmsted Ridgeville River
Table 19. 2009 Retail Category Totals for the Study Area, by City.
Avon Avon Lake Bay Village Fairview Park
# of % of # of Total Sq % of # of Total Sq % of Sq # of % of Sq Total Sq Ft Total Sq Ft Est Sq Ft Est Ft Sq Ft Est Ft Ft Est Ft Food, Conven‐ ience Goods/Svcs 89 316,735 13% 86 333,411 37% 42 137,956 57% 109 319,564 29% Shopping Goods 63 1,398,484 59% 18 47,630 5% 9 24,270 10% 38 406,234 37% Automobile 29 172,094 7% 20 105,720 12% 5 11,462 5% 14 39,576 4% Amusements 15 135,074 6% 10 148,892 17% 3 16,797 7% 6 65,268 6% Other Retail/Svcs 30 171,963 7% 34 145,466 16% 8 23,592 10% 26 117,327 11% Vacant Retail 35 196,913 8% 19 112,698 13% 7 26,273 11% 44 147,565 14% Total Retail Floor Area 261 2,391,263 100% 187 893,817 100% 74 240,350 100% 237 1,095,534 100% North Olmsted North Ridgeville Rocky River Westlake
# of % of # of Total Sq % of # of Total Sq % of # of % of Sq Total Sq Ft Total Sq Ft Est Sq Ft Est Ft Sq Ft Est Ft Sq Ft Est Ft Food, Conven‐ ience Goods/Svcs 255 929,396 17% 96 416,613 30% 154 484,460 29% 196 870,254 25% Shopping Goods 169 2,756,030 51% 27 170,209 12% 69 465,232 28% 99 805,225 24% Automobile 62 474,830 9% 53 310,445 22% 21 64,213 4% 35 258,420 8% Amusements 11 167,944 3% 11 168,171 12% 9 253,793 15% 16 466,063 14% Other Retail/Svcs 66 650,074 12% 38 213,632 15% 33 108,459 7% 85 796,552 23% Vacant Retail 80 478,885 9% 27 114,486 8% 39 276,897 17% 54 223,984 7% Total Retail Floor Area 643 5,457,159 100% 252 1,393,556 100% 325 1,653,054 100% 485 3,420,498 100%
56 Westlake 2009/2010 Market Analysis Even though North Olmsted and to a lesser degree Westlake are leaders in retail floor area, not all communities need to provide that same level of retail offerings. Each city is not expected to supply all it retail needs, especially as it relates to national retailers, who can be more discriminate in their site selection.
Table 20. 2009 Retail Category Totals for the Study Area, and Percentage Distribution throughout the Study Area.
Study Area % of Study Area Total Square Feet in City
# of % of Sq Avon Bay Fairview North North Rocky Total Sq Ft Avon Westlake Est Ft Lake Village Park Olmsted Ridgeville River
Food, Convenience 1,027 3,808,389 23% 8% 9% 4% 8% 24% 11% 13% 23% Goods/Svcs
Shopping Goods 492 6,073,314 37% 23% 1% 0% 7% 45% 3% 8% 13%
Automobile 239 1,436,760 9% 12% 7% 1% 3% 33% 22% 5% 18%
Amusements 81 1,422,002 9% 10% 11% 1% 5% 12% 12% 18% 33%
Other Retail/Svcs 320 2,227,065 13% 8% 7% 1% 5% 29% 10% 5% 36%
Vacant Retail 305 1,577,701 9% 13% 7% 2% 9% 30% 7% 18% 14%
Total Retail Floor 2,464 16,545,231 100% 15% 5% 2% 7% 33% 8% 10% 21% Area
Westlake 2009/2010 Market Analysis 57 Office Categories The city of Westlake has about one-third of its total office space occupied by professional and legal firms. The second largest subcategory of office space in Westlake is occupied by hospital floor area, unlike the Study Area total which has a higher percentage of medical and dental related firms. The two geographies are similar in terms of the remaining office categories, including vacant office space.
Figure 15.
2009 Office Subcategory Totals for Westlake
439,847 12% 1,072,381 Professional/Legal 358,515 30% 10% Banks/Financial Medical/Dental Hospital 451,838 Corporate Office 13% 100,874 3% Other Offices Vacant Office 551,243 608,762 15% 17%
Figure 16.
2009 Office Subcategory Totals for the Study Area 903,667 12% Professional/Legal 720,348 2,460,685 10% 33% Banks/Financial Medical/Dental 620,105 Hospital 8% Corporate Office Other Offices
746,281 455,339 Vacant Office 10% 6% 1,525,062 21%
58 Westlake 2009/2010 Market Analysis Figure 17.
2009 Office Subcategory Totals for the Study Area, By City 1,200,000 Professional/Legal 1,000,000 Banks/Financial 800,000 Medical/Dental
600,000 Hospital
Square Feet 400,000 Corporate Office
200,000 Other Offices
Vacant Offices ‐ Avon Avon Lake Bay Fairview North North Rocky Westlake Village Park Olmsted Ridgeville River
Table 21. 2009 Office Subcategory Totals for the Study Area, by City.
Avon Avon Lake Bay Village Fairview Park
# of % of # of Total Sq % of # of Total Sq % of Sq # of % of Sq Total Sq Ft Total Sq Ft Est Sq Ft Est Ft Sq Ft Est Ft Ft Est Ft
Professional/Legal 29 206,989 35% 31 70,086 26% 14 19,546 28% 79 148,830 33% Banks/Financial 22 58,000 10% 8 28,296 10% 5 13,622 20% 13 31,848 7% Medical/Dental 41 165,421 28% 31 117,665 43% 8 15,525 23% 55 158,999 35% Hospital 2 137,519 23% 0 ‐ 0% 0 ‐ 0% 0 ‐0% Corporate Office 0 ‐ 0% 0 ‐ 0% 0 ‐ 0% 0 ‐0% Other Offices 5 5,582 1% 9 24,416 9% 5 9,900 14% 4 18,355 4% Vacant Offices 4 24,025 4% 10 31,310 12% 5 10,041 15% 16 93,405 21% Total Office Floor Area 103 597,536 100% 89 271,773 100% 37 68,634 100% 167 451,437 100%
North Olmsted North Ridgeville Rocky River Westlake
# of % of # of Total Sq % of # of Total Sq % of # of % of Sq Total Sq Ft Total Sq Ft Est Sq Ft Est Ft Sq Ft Est Ft Sq Ft Est Ft Professional/Legal 100 390,037 34% 37 71,017 25% 248 481,799 46% 286 1,072,381 30% Banks/Financial 24 100,563 9% 14 40,950 15% 29 81,186 8% 28 100,874 3% Medical/Dental 67 241,230 21% 31 105,331 38% 82 169,648 16% 145 551,243 15% Hospital 0 ‐ 0% 0 ‐ 0% 0 ‐ 0% 6 608,762 17% Corporate Office 2 151,371 13% 1 16,896 6% 0 ‐ 0% 10 451,838 13% Other Offices 22 120,105 11% 9 25,020 9% 80 158,455 15% 67 358,515 10%
Vacant Offices 15 129,634 11% 8 20,934 7% 32 154,471 15% 66 439,847 12% Total Office Floor Area 230 1,132,940 100% 100 280,148 100% 471 1,045,559 100% 608 3,583,460 100%
Westlake 2009/2010 Market Analysis 59 As shown in Figure 17 and Tables 21 and 22, Westlake dominates the Study Area in Office development. Nearly half of all office space in the Study Area is located in Westlake alone, including 82% of the Hospital floor area, 73% of the Corporate Office floor area and 50% of Other Office floor area. The City is the leader in all office space categories– but shares the lead with North Olmsted in terms of floor area for Banks/Financial Offices. However, Banks/Financial Offices are the office type most evenly distributed throughout the Study Area, which is not surprising because of frequency of banks to locate in and near neighborhood shopping centers. Westlake was also the leader in vacant office space with 49% of the Study Area’s total vacant office space. Table 22. 2009 Office Subcategory Totals for the Study Area, and Percentage Distribution throughout the Study Area.
Study Area % of Study Area Total Square Feet in City
# of % of Avon Bay Fairview North North Rocky Total Sq Ft Avon Westlake Est Sq Ft Lake Village Park Olmsted Ridgeville River
Professional/Legal 824 2,460,685 33% 8% 3% 1% 6% 16% 3% 20% 44%
Banks/Financial 143 455,339 6% 13% 6% 3% 7% 22% 9% 18% 22%
Medical/Dental 460 1,525,062 21% 11% 8% 1% 10% 16% 7% 11% 36%
Hospital 8 746,281 10% 18% 0% 0% 0% 0% 0% 0% 82%
Corporate Office 13 620,105 8% 0% 0% 0% 0% 24% 3% 0% 73%
Other Offices 201 720,348 10% 1% 34% 1% 3% 17% 4% 22% 50%
Vacant Offices 156 903,667 12% 3% 4% 1% 10% 14% 2% 17% 49%
Total Office Floor Area 1,805 7,431,487 100% 8% 4% 1% 6% 15% 4% 14% 48%
60 Westlake 2009/2010 Market Analysis Industrial Inventory In the city of Westlake, a total of 3,770,634 square feet of industrial floor space was identified. Of that total, the majority of Westlake’s industrial floor area is currently occupied by Light Industry (32%). Given the physical demands of industry, Light and Heavy Industrial businesses together dominate more than half of the industrial inventory, 54% in the city of Westlake and 61% in the eight-city Study Area.
Figure 18.
2009 Industrial Subcategory Totals for Westlake
367,961 432,954 Contractors 10% 11%
Storage/Warehousing/ 813,334 Transportation‐related 22% 948,741 25% Light Industry
Heavy Industry
Vacant Industrial
1,207,644 32%
Figure 19.
2009 Industrial Subcategory Totals for the Study Area
1,070,187 1,377,389 8% 10% Contractors
2,694,165 Storage/Warehousing/ 3,523,801 21% Transportation‐related 27% Light Industry
Heavy Industry
Vacant Industrial
4,502,035 34%
Westlake 2009/2010 Market Analysis 61 Figure 20.
2009 Industrial Subcategory Totals for the Study Area, by City 2,500,000 Contractors
2,000,000 Storage/Warehouse/ Transportation 1,500,000 Related Feet Light Industry 1,000,000 Square Heavy Industry 500,000
‐ Vacant Industrial Avon Avon Bay Fairview North North Rocky Westlake Lake Village Park Olmsted Ridgeville River
As Figure 20 demonstrates, industrial development is concentrated in primarily four of the eight cities in the Study Area: Avon, Avon Lake, North Ridgeville and Westlake. Two of the other four communities - Bay Village and Fairview Park - have none to negligible amounts of industrial uses, while Rocky River and North Olmsted have only 2% and 3% respectively of the industrial floor area in the Study Area. Table 23. 2009 Industrial Subcategory Totals for the Study Area, by City.
Avon Avon Lake Bay Village Fairview Park
# of Total Sq % of # of Total Sq % of # of Total Sq % of # of Total Sq % of Est Ft Sq Ft Est Ft Sq Ft Est Ft Sq Ft Est Ft Sq Ft Contractors 33 275,436 9% 26 151,748 5% 3 6,980 74% 8 14,268 56% Storage/Warehouse/ Transportation Related 26 525,001 17% 7 388,345 12% 0 ‐ 0% 1 974 4% Light Industry 36 1,849,459 61% 20 521,780 16% 2 2,423 26% 2 5,569 22% Heavy Industry 4 150,552 5% 9 2,014,077 63% 0 ‐ 0% 1 4,788 19% Vacant Industrial 14 232,415 8% 5 129,400 4% 0 ‐ 0% 0 ‐ 0% Total Industrial Floor Area 113 3,032,863 100% 67 3,205,350 100% 5 9,403 100% 12 25,599 100%
North Olmsted North Ridgeville Rocky River Westlake
# of Total Sq % of # of Total Sq % of # of Total Sq % of # of Total Sq % of Est Ft Sq Ft Est Ft Sq Ft Est Ft Sq Ft Est Ft Sq Ft Contractors 31 247,857 56% 32 222,443 9% 11 25,703 11% 60 432,954 11% Storage/Warehouse/ Transportation Related 4 105,698 24% 27 682,850 28% 8 42,556 18% 36 948,741 25% Light Industry 6 41,283 9% 36 777,933 32% 20 95,944 40% 58 1,207,644 32% Heavy Industry 1 3,675 1% 6 494,300 20% 2 43,075 18% 9 813,334 22% Vacant Industrial 7 40,334 9% 16 269,130 11% 4 30,947 13% 25 367,961 10% Total Industrial Floor Area 49 438,847 100% 117 2,446,656 100% 45 238,225 100% 188 3,770,634 100%
62 Westlake 2009/2010 Market Analysis Overall, Westlake occupies the largest percentage of industrial square footage in the Study Area. The City has the highest percentage in two of the occupied industrial subcategories: Storage/Warehousing & Transportation Related (35%) and Contractors (31%), but also leads in vacant industrial floor area, accounting for more than one third of the Study Area’s vacant industrial square footage. Avon and Avon Lake lead in industrial floor area: over half of all the Heavy Industry in the Study Area is located in Avon Lake (57%), while Avon has the most floor area devoted to Light Industry (41%). Table 24. 2009 Industrial Subcategory Totals for the Study Area, and Percentage Distribution throughout the Study Area.
Study Area % of Study Area Total Square Feet in City
# of % of Avon Bay Fairview North North Rocky Total Sq Ft Avon Westlake Est Sq Ft Lake Village Park Olmsted Ridgeville River
Contractors 204 1,377,389 10% 20% 11% 1% 1% 18% 16% 2% 31%
Storage/Warehouse/ Transportation Related 109 2,694,165 21% 20% 14% 0% 0% 4% 25% 2% 35%
Light Industry 180 4,502,035 34% 41% 12% 0% 0% 1% 17% 2% 27%
Heavy Industry 32 3,523,801 27% 4% 57% 0% 0% 0% 14% 1% 23%
Vacant Industrial 71 1,070,187 8% 22% 12% 0% 0% 4% 25% 3% 34%
Total Floor Area 596 13,167,577 100% 23% 24% 0% 0% 3% 19% 2% 29%
Westlake 2009/2010 Market Analysis 63 Comparison of Occupied and Vacant Floor Area
The financial climate of 2008/2009, spawned by a number of bank failures in the wake of the foreclosure crisis, has had serious implications in Northeast Ohio. As noted earlier in this report, during the six-month timeframe to complete the inventory and identify vacant floor area, there was considerable change occurring. Based on the 2009 Inventory, the vacancy rates for Westlake were 7% for retail floor area, 12% for office floor area and 10% for industrial floor area. The overall 10% vacancy rate in Westlake is the same as for the entire Study Area, although the Study Area has a higher (9%) vacancy rate for retail and a lower (8%) vacancy rate for industrial space. Table 25. 2009 Occupied and Vacant Floor Area, By Category, for Westlake.
Establishments Square Feet # % of total Sq Ft % of Category % of Grand Total Occupied Retail 431 89% 3,196,514 93% 30% Vacant Retail 54 11% 223,984 7% 2% Total Retail 485 100% 3,420,498 100% 32%
Occupied Office 542 89% 3,143,613 88% 29% Vacant Office 66 11% 439,847 12% 4% Total Office 608 100% 3,583,460 100% 33%
Occupied Industrial 163 87% 3,402,673 90% 32% Vacant Industrial 25 13% 367,961 10% 3% Total Industrial 188 100% 3,770,634 100% 35%
Total Occupied 1,136 89% 9,742,800 90% Total Vacant 145 11% 1,031,792 10% Grand Total 1,281 100% 10,774,592 100%
Table 26: 2009 Occupied and Vacant Floor Area, By Category, for the Study Area.
Establishments Square Feet # % of total Sq Ft % of Category % of Grand Total Occupied Retail 2,159 88% 14,967,530 91% 41% Vacant Retail 305 12% 1,577,701 9% 4% Total Retail 2,464 100% 16,545,231 100% 45%
‐ Occupied Office 1,649 91% 6,527,820 87% 17% Vacant Office 156 9% 903,667 13% 2% Total Office 1,805 100% 7, 431,487 100% 19%
‐ Occupied Industrial 525 88% 12,097,390 92% 33% Vacant Industrial 71 12% 1,070,187 8% 3% Total Industrial 596 100% 13,167,577 100% 36%
‐ Total Occupied 4,333 89% 33,592,740 90% Total Vacant 532 11% 3,551,555 10% Grand Total 4,865 100% 37,144,295 100%
In comparison, the vacancy rates in the Study Area range quite a bit. For retail floor area, the highest vacancy rate was 17% in Rocky River, even though North Olmsted had almost twice as
64 Westlake 2009/2010 Market Analysis much vacant floor area in terms of total square footage. Westlake, at 7%, had the lowest retail vacancy rate. In the office category, Fairview Park had the highest rate at 21%, but Westlake, with more than 439,800 square feet of vacant office floor area, had the highest total amount. Avon had the lowest office vacancy rate at 4%. For industrial floor area, once again, Rocky River had the highest rate at 13%, but Westlake had more total industrial vacant floor area with 367,961 square feet. Bay Village and Fairview Park (two communities with very little industrial floor area) had no industrial vacancies. Overall, Fairview Park had the highest percent total vacant (15%), while Avon Lake had the least at 6%. However, Westlake had the largest amount of total vacant floor space in the Study Area. Table 27. 2009 Occupied and Vacant Floor Area, By Category for the Study Area, by City.
Avon Avon Lake Bay Village Fairview Park % of % of % of % of Sq Ft Sq Ft Sq Ft Sq Ft Category Category Category Category Occupied Retail 2,194,350 92% 781,119 87% 214,077 89% 947,969 87% Vacant Retail 196,913 8% 112,698 13% 26,273 11% 147,565 13% Total Retail 2,391,263 100% 893,817 100% 240,350 100% 1,095,534 100% Occupied Office 573,511 96% 240,463 88% 58,593 85% 358,032 79% Vacant Office 24,025 4% 31,310 12% 10,041 15% 93,405 21% Total Office 597,536 100% 271,773 100% 68,634 100% 451,437 100% Occupied Ind. 2,800,448 92% 3,075,950 96% 9,403 100% 25,599 100% Vacant Ind. 232,415 8% 129,400 4% ‐ 0% ‐0% Total Ind. 3,032,863 100% 3,205,350 100% 9,403 100% 25,599 100% Total Occupied 5,568,309 92% 4,097,532 94% 282,073 89% 1,331,600 85% Total Vacant 453,353 8% 273,408 6% 36,314 11% 240,970 15% Total 6,021,662 100% 4,370,940 100% 318,387 100% 1,572,570 100%
North Olmsted North Ridgeville Rocky River Westlake % of % of % of % of Sq Ft Sq Ft Sq Ft Sq Ft Category Category Category Category Occupied Retail 4,978,274 91% 1,279,070 92% 1,376,157 83% 3, 196,514 93% Vacant Retail 478,885 9% 114,486 8% 276,897 17% 223,984 7% Total Retail 5,457,159 100% 1,393,556 100% 1,653,054 100% 3,420,498 100%
Occupied Office 1,003,306 89% 259,214 93% 891,088 85% 3,143,613 88% Vacant Office 129,634 11% 20,934 7% 154,471 15% 439,847 12% Total Office 1,132,940 100% 280,148 100% 1,045,559 100% 3,583,460 100%
Occupied Ind. 398,513 91% 2,177,526 89% 207,278 87% 3,402,673 90% Vacant Ind. 40,334 9% 269,130 11% 30,947 13% 367,961 10% Total Ind. 438,847 100% 2,446,656 100% 238,225 100% 3,770,634 100%
Total Occupied 6,380,093 91% 3,715,810 90% 2,474,523 84% 9,742,800 90% Total Vacant 648,853 9% 404,550 10% 462,315 16% 1,031,792 10% Total 7,028,946 100% 4,120,360 100% 2,936,838 100% 10,774,592 100%
Westlake 2009/2010 Market Analysis 65 Figure 21. 2009 Occupied Vs. Vacant Floor Area in the Study Area, By City. (Percentages indicate vacant floor area as a percentage of total floor area for city)
Retail Floor Area
6,000,000 9% 5,000,000
4,000,000 7% Vacant 3,000,000 Retail 8% 17% Occupied 2,000,000 Retail 8% 13% 13% 1,000,000 11% ‐ Avon Avon Lake Bay Village Fairview North North Rocky River Westlake Park Olmsted Ridgeville
Office Floor Area 6,000,000
5,000,000
4,000,000 12% Vacant 3,000,000 Office Occupied 2,000,000 Office 11% 15% 1,000,000 4% 21% 12% 15% 7% ‐ Avon Avon Lake Bay Village Fairview North North Rocky River Westlake Park Olmsted Ridgeville
Industrial Floor Area 6,000,000
5,000,000
4,000,000 10% 8% 4% 3,000,000 Vacant 11% Industrial 2,000,000 Occupied Industrial 1,000,000 9% 13% 0% 0% ‐ Avon Avon Lake Bay Village Fairview North North Rocky River Westlake Park Olmsted Ridgeville
66 Westlake 2009/2010 Market Analysis
CHAPTER 6 New Construction 1995 - 2009
A key component of the 2009/2010 Market Analysis was a review of the rate of retail, office and industrial development to determine the magnitude of change that has occurred in Westlake and the surrounding communities. As part of the 2009 Inventory, the year built data from the County Auditor’s records was recorded for each building and tenant. The analysis identifies the amount of square feet that was constructed in the last 15 years. The amount of retail, office and industrial building floor area constructed prior to 1995 is arrived at by deducting the “new construction” square footage from the total amount of square footage in the inventory.
Square footage constructed between 1995 and 2009 does not always equate to an increase in building floor area, nor does it correspond to the numbers reported in Chapter 5 as the change in square feet between 1995 and 2009. In some cases older buildings have been demolished and rebuilt such as with the redevelopment of Westgate Mall in Fairview Park, so the net increase is smaller than the total amount of new construction.
Between 1995 and 2009, over three million square feet of new retail, office and industrial development was constructed in Westlake, meaning 29% of the City’s 11 million square feet of retail, office and industrial floor area is less that 15 years old. On average, the City experienced more than 205,000 square feet of new commercial/industrial construction annually, with retail leading the way at an average rate of roughly 84,400 square feet per year, and industrial trailing at 48,019 square feet per year.
Table 28. 1995 ‐ 2009 Westlake New Construction by Category.
New Construction (NC) 1995 ‐ 2009 2009 Total % of 2009 % Increase Annual Average Square Feet % of NC Sq Ft Category Square Feet Sq Ft from 1995 Increase (sq ft) Retail 3,420,498 1,266,247 37% 59% 41% 84,416 Office 3,583,460 1,101,376 31% 44% 36% 73,425 Industrial 3,770,634 720,288 19% 24% 23% 48,019 Grand Total 10,774,592 3,087,911 29% 40% 100% 205,861
In comparison, more than 13.4 million square feet of retail, office and industrial development occurred throughout the entire Study Area, which amounts to 36% of the total floor area in the Study Area being less than 15 years old.
Table 29. 1995 ‐ 2009 Study Area New Construction by Category.
New Construction (NC) 1995 ‐ 2009 2009 Total % of 2009 Sq % Increase Annual Average Square Feet % of NC Sq Ft Category Square Feet Ft from 1995 Increase (sq ft) Retail 16,545,231 6,876,797 42% 71% 51% 458,453 Office 7,431,487 2,096,312 28% 39% 16% 139,754 Industrial 13,167,577 4,518,141 34% 52% 33% 301,209 Grand Total 37,144,295 13,491,250 36% 57% 100% 899,417
Westlake 2009/2010 Market Analysis 67
Figures 22 and 23 illustrate that a large proportion of new construction for both the city of Westlake as well as the entire Study Area was from retail development, 41% and 51% respectively. However, over one third of the new construction in Westlake was for office space (36%) while office space accounted for only 16% in the Study Area. In contrast, industrial development comprised only 23% of the total new construction in Westlake, but accounted for 33% in the Study Area.
Figure 22. Figure 23.
New Construction New Construction (1995 ‐ 2009) (1995 ‐ 2009) in Westlake in Study Area
23% 33% 51% 41%
Retail Retail Office Office 36% Industrial 16% Industrial
Rate of New Construction in Westlake Over the last 15 years in the city of Westlake, roughly half of all retail, office and industrial construction took place between 2000 and 2004, when an average of over 310,000 square feet was constructed annually. That five year period was dominated by more than 652,000 square feet of retail development, primarily due to the construction of Crocker Park which began in 2004 and so far includes 515,000 square feet of retail space (which includes restaurants and entertainment uses) and 125,000 square feet of office space, as well as over 150 residential units. Over 51% of all retail construction occurred during this time.
New office construction was nearly equivalent to new retail construction with roughly 649,800 square feet constructed during the 2000-2004 period, and included various hospital facilities and medical offices, individual business expansions such as Hyland Software, and new office space at Crocker Park.
Industrial development was most prevalent in Westlake during the last half of the 1990s, peaking in 2000, when over 414,900 square feet was built, equal to 58% of the 720,288 square feet that was constructed in the entire 15 year period. In three of the last five years, there has been no industrial development in the city of Westlake, and very little in the Study Area as well.
During the period 2005 to 2009, construction in Westlake in all categories slowed to an average annual rate of 80,234 square feet, which is approximately one fourth the average annual amount of commercial/industrial floor area constructed between 2000 and 2004. Industrial construction was the slowest, with roughly 54,500 square feet being added in the last five years. Not surprising, the years 2008 and 2009 were the two slowest years during the last 15, with an average overall
68 Westlake 2009/2010 Market Analysis construction rate of 19,000 square feet per year, which was a reflection of the worst economic recession in decades.
Table 30. 1995 ‐ 2009 Westlake New Construction by Year Built.
Retail Office Industrial Total of All Categories Average % of % of % of % of Sq Ft Sq Ft Sq Ft Sq Ft Annual Total Total Total Total Increase 1995‐1999 1995 6,220 1,310 126,832 134,362 1996 12,739 102,329 31,560 146,628 1997 ‐ 36,358 33,820 70,178
1998 192,901 12,630 134,542 340,073
1999 252,535 101,963 88,150 442,648
5 Yr Total 464,395 36.7% 254,590 23.1% 414,904 57.6% 1,133,889 36.7% 226,778 2000‐2004
2000 56,320 105,256 113,604 275,180 2001 77,899 114,225 110,226 302,350 2002 19,757 116,523 7,000 143,280 2003 67,624 102,016 ‐ 169,640
2004 430,624 211,778 20,000 662,402 5 Yr Total 652,224 51.5% 649,798 59.0% 250,830 34.8% 1,552,852 50.3% 310,570 2005‐2009 ‐ 2005 54,570 103,112 ‐ 157,682 2006 23,142 65,591 2,700 91,433 2007 50,616 11,675 51,854 114,145 2008 ‐ 16,610 ‐ 16,610 2009 21,300 ‐ ‐ 21,300 5 Yr Total 149,628 11.8% 196,988 17.9% 54,554 7.6% 401,170 13.0% 80,234 15 Year Total 1,266,247 100% 1,101,376 100% 720,288 100.0 3,087,911 100.0 205,861
Westlake 2009/2010 Market Analysis 69 As noted on Table 28, there has been a 40% overall increase in commercial and industrial floor area in Westlake since the 1994 Inventory was completed. However, as illustrated in Figure 24 there has been a leveling off of new construction since 2007 because of the current recession.
Figure 24. Westlake New Construction 1995 ‐ 2009 500,000 4,500,000
450,000 4,000,000
400,000 3,500,000 350,000 3,000,000
ft) 300,000 2,500,000 (sq
ft)
250,000 2,000,000 (sq 200,000 1,500,000 Area 150,000 Construction 1,000,000 Floor
100,000
50,000 500,000 Total Annual ‐ ‐ 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009
Annual Construction Retail Annual Construction Office Annual Construction Industrial
Total Floor Area Retail Total Floor Area Office Total Floor Area Industrial
Linear (Total Floor Area Retail) Linear (Total Floor Area Office) Linear (Total Floor Area Industrial)
70 Westlake 2009/2010 Market Analysis New Construction in Study Area When considering the Study Area, Table 31 indicates the total floor area of retail, office and industrial development that has been constructed in each community between 1995 and 2009. In the last 15 years, nearly 4.7 million square feet of new construction has been built in Avon, which represents 35% of all new construction in the eight cities. While Westlake remains the region’s leader with 10.7 million square feet of commercial/industrial floor area, the most significant percentage change has occurred in the city of Avon, which has experienced an increase of more than 350% in total commercial/industrial floor area.
Table 31. New Construction in Study Area by Category and by City. Bay Fairview North North Rocky Total Study Avon Avon Lake Westlake Village Park Olmsted Ridgeville River Area Retail Pre 1995 407,650 636,401 222,640 483,686 3,568,983 927,464 1,267,359 2,154,251 9,668,434 New Construction 1,983,613 257,416 17,710 611,848 1,888,176 466,092 385,695 1,266,247 6,876,797 % Increase 487% 40% 8% 126% 53% 50% 30% 59% 71% from1995 2009 Total Retail 2,391,263 893,817 240,350 1,095,534 5,457,159 1,393,556 1,653,054 3,420,498 16,545,231 New Construction 83% 29% 7% 56% 35% 33% 23% 37% 42% as % of Total Office Pre 1995 123,374 198,069 64,972 299,564 990,645 191,617 984,850 2,482,084 5,335,175 New Construction 474,162 73,704 3,662 151,873 142,295 88,531 60,709 1,101,376 2,096,312 % Increase 384% 37% 6% 51% 14% 46% 6% 44% 39% from1995 2009 Total Office 597,536 271,773 68,634 451,437 1,132,940 280,148 1,045,559 3,583,460 7,431,487 New Construction 79% 27% 5% 34% 13% 32% 6% 31% 28% as % of Total Industrial Pre 1995 799,319 2,490,767 9,403 25,599 211,634 1,834,143 228,225 3,050,346 8,649,436 New Construction 2,233,544 714,583 0 0 227,213 612,513 10,000 720,288 4,518,141 % Increase 279% 29% 0% 0% 107% 33% 4% 24% 52% from1995 2009 Total 3,032,863 3,205,350 9,403 25,599 438,847 2,446,656 238,225 3,770,634 13,167,577 Industrial New Construction 74% 22% 0% 0% 52% 25% 4% 19% 34% as % of Total Total Retail, Office and Industrial Existing in 1995 1,330,343 3,325,237 297,015 808,849 4,771,262 2,953,224 2,480,434 7,686,681 23,653,045 New Construction 4,691,319 1,045,703 21,372 763,721 2,257,684 1,167,136 456,404 3,087,911 13,491,250 % Increase from1995 353% 31% 7% 94% 47% 40% 18% 40% 57% 2009 Grand Total 6,021,662 4,370,940 318,387 1,572,570 7,028,946 4,120,360 2,936,838 10,774,592 37,144,295 New Construction as % of Total 78% 24% 7% 49% 32% 28% 16% 29% 36%
Westlake 2009/2010 Market Analysis 71 Figure 25. 1995 ‐ 2009 New Construction in Study Area, By City. (Percentages indicate new construction as a percentage of total floor area for city) Square Feet Retail Floor Area 6,000,000 35% 5,000,000 New 4,000,000 Construction 37% (Blt 1995 & 3,000,000 83% Later) 2,000,000 23% 56% 33% 1995 Existing 29% Retail 1,000,000 7% ‐ Avon Avon Lake Bay Village Fairview North North Rocky Westlake Park Olmsted Ridgeville River
Office Floor Area 6,000,000
5,000,000 New Construction 4,000,000 31% (Blt 1995 & 3,000,000 Later)
2,000,000 1995 Existing 13% 6% Office 1,000,000 79% 34% 27% 5% 32% ‐ Avon Avon Lake Bay Village Fairview North North Rocky River Westlake Park Olmsted Ridgeville Industrial Floor Area 6,000,000
5,000,000 New 19% 4,000,000 Construction 74% 22% (Blt 1995 & 3,000,000 25% Later)
2,000,000 1995 Existing Industrial 1,000,000 52% 0% 0% 4% ‐ Avon Avon Lake Bay Village Fairview North North Rocky River Westlake Park Olmsted Ridgeville
72 Westlake 2009/2010 Market Analysis Figure 25 illustrates new construction as a percentage of overall floor area by category. The amount of retail floor area in Westlake in both 1995 and in 2009 was second only to North Olmsted. However, the significant growth both of those communities experienced during this time is somewhat eclipsed by the tremendous growth in retail development in Avon. Westlake had the most office space as of 1995, and also had the largest percent increase of office space from 1995- 2009. Likewise, Westlake had the most industrial space in 1995 and remains in the lead.
As Figure 26 demonstrates, while Westlake leads in total floor area, the city of Avon has experienced the greatest overall amount of total new construction since 1995. Figure 26.
Study Area Comparison of New Construction to Total Floor Area
Square Feet 12,000,000 New 10,000,000 Construction (1995‐2009) 8,000,000
6,000,000 Pre 1995 Floor Area 4,000,000
2,000,000
0 Avon Avon Lake Bay Village Fairview North North Rocky Westlake Park Olmsted Ridgeville River
Table 32: Study Area, New Construction Distribution throughout Study Area.
New Construction New Construction in Each City as % of New Construction in Study Area in Study Area Avon Bay Fairview North North Rocky Avon Westlake (Sq Ft) Lake Village Park Olmsted Ridgeville River
Retail 16,545,231 29% 4% 0% 9% 27% 7% 6% 18%
Office 7,431,487 23% 4% 0% 7% 7% 4% 3% 53%
Industrial 13,167,577 49% 16% 0% 0% 5% 14% 0% 16%
Grand Total 37,144,295 35% 8% 0% 6% 17% 9% 3% 23%
Westlake 2009/2010 Market Analysis 73 Figure 27. Distribution of New Construction in Study Area, by Category.
New Retail Construction Note: In all categories, the charts do not display cities Avon 18% that had less than one percent 29% Avon Lake of the total new construction 6% Fairview Park in the Study Area.
4% North Olmsted 7% North Ridgeville 9% Rocky River 27% Westlake
New Office Construction
Avon 23% Avon Lake 4% Fairview Park North Olmsted 53% 7% North Ridgeville 7% Rocky River 3% 4% Westlake
New Industrial Construction
16% Avon 49% 14% Avon Lake North Olmsted
5% North Ridgeville Westlake 16%
Map 6 on the next page indicates the spatial distribution of the new construction throughout the eight-community Study Area. Based on a general overview of the map, the majority of the new construction (shown in blue) has been located within easy access to I-90. This is especially true in Avon, where there has been significant retail and office construction concentrated around the I- 90/SR 83 interchange, including Avon Commons, Avon City Center, French Creek Square and Heritage Village shopping centers on Detroit Road to the south, and office and big box retail along Chester and Center Roads to the north.
74 Westlake 2009/2010 Market Analysis Map 6. Location of Retail, Office and Industrial Floor Area by Construction Period.
Note: The shaded areas indicate parcels that are included in the 2009 Inventory, categorized by year built. For parcels with multiple years of construction, shading indicates the latest year of construction. The entire parcel is shaded regardless of the size of new construction. However, certain facilities that tend to have a large land mass with a relatively small building footprint, such as golf courses (public & private) and park concessions and their retail functions, are indicated with a shaded circle rather than having the entire parcel shaded.
Westlake 2009/2010 Market Analysis 75 Approved Development – 2009 And Beyond The 2009 Inventory documented all building floor area that was finished or visibly under construction at the time the field verification was completed. The CPC classification system included a category for floor area under construction, but there were only a few projects that were in progress in mid 2009. After the field work was completed, the CPC contacted each of the eight cities’ building and planning departments and reviewed minutes of planning commission meetings to collect information on recently issued commercial and industrial building permits and projects recently approved by the planning commission. For this report, “approved” development includes any project with definitive building plans that had been approved by the City, meaning the developer is vested for a specific use and building floor area. Anything that was not under construction at the time the field verification was conducted in each community, but which may have been currently under construction is included as an "approved" development because the building square footage is not included in the 2009 Inventory. This includes all projects that have been issued plan approval, building permit approval, and/or grading approval. A detailed list of approved development is attached as Appendix G.
There were only four cities that had recently approved projects. Not surprising, the city with the most square footage currently or soon to be underway was Avon, with approximately 200,000 square feet of the total 500,000 square feet of total approved development in the Study Area. The majority of this approved development was retail. Westlake had the second largest amount with approximately 190,000 square feet of approved retail and office development, which included 80,000 square feet of office type space for new facilities for Tri-C. There was only one approved industrial developments project in the Study Area: a 15,000 square foot project in North Ridgeville. Considering the amount of new construction over the last 15 years, which averaged almost 900,000 square feet annually, the approved projects amount to a total increase of only 1.3%.
Table 33. Approved Development in Study Area.
Retail Office Industrial Total City # of # of # of # of Sq Ft Sq Ft Sq Ft Sq Ft Projects Projects Projects Projects Avon 10 197,050 2 8,570 0 0 12 205,620 North Olmsted 2 20,782 0 0 0 0 2 20,782 North Ridgeville 2 3,756 2 39,512 1 15,000 5 58,268 Westlake 1 63,330 4 126,698 0 0‐ 5 190,028 Total for Study Area 15 284,918 8 174,780 1 15,000 24 474,698
Table 34. Existing and Approved Floor Area in Study Area.
% Increase from 2009 Total Sq Ft Approved Sq Ft Potential Total Category 2009 Retail 16,618,944 284,918 16,903,862 1.7% Office 7,164,294 174,780 7,339,074 2.4% Industrial 13,365,411 15,000 13,380,411 0.1% Grand Total 37,148,649 474,698 37,623,347 1.3%
76 Westlake 2009/2010 Market Analysis Of the eight cities in the Study Area, three have almost no land available for new development. These communities include Rocky River, Bay Village and Fairview Park. On the other hand, the cities of Avon and North Ridgeville have a combined total of 2,546 acres available, which is over 75% of the total available acres available in the Study Area. Much of the remaining vacant land in the Study Area is currently zoned for retail, and only Westlake and Avon currently have land zoned exclusively for offices.
As of December 2009, there were still mixed reports regarding a timeframe for the nation’s recovery from the recession and financing was still difficult to secure for construction projects, which explains the lack of approved development. Despite the grim outlook for the foreseeable future, there were conceptual plans or space allotted for additional construction at three area centers. According to the initial conceptual plans for Crocker Park, another 150,000 square feet of office space is planned. The recently redeveloped Westgate Shopping Center in Fairview Park has space allocated for a 35,000 square foot anchor tenant, and the Rockport Shopping Plaza in Rocky River has a vacant outlot that could accommodate 9,000 square feet of retail. In the 2009 North Ridgeville Master Plan, there was discussion of a 480,000 square foot Town Center development which was envisioned to be similar in nature to Crocker Park.
Finally, one other key element that plays a role in the potential for new commercial and industrial construction is the amount of vacant land remaining in each community, and more specifically the amount of vacant land that is already zoned for retail, office and/or industrial uses. According to the land use coding from the County Auditor’s records (which included revisions only through 2008) there are approximately 3,300 acres of vacant land zoned for retail, office and/or industrial uses in the Study Area and the majority of this land is zoned for industrial. The vacant acres noted in Table 35 do not include vacant land zoned for residential use.
Table 35. Vacant Land in Study Area by Generalized Zoning District.
Business Office Mixed Use Industrial Total For City Acres # Of # Of # Of # Of # Of Acres Acres Acres Acres % of Parcels Parcels Parcels Parcels Parcels # Total Avon 102 307 21 184 ‐ ‐ 122 1,269 245 1,761 53% Avon Lake 126 43 ‐ ‐ ‐ ‐ 90 259 216 302 9% Bay Village 1 <1 ‐ ‐ ‐ ‐ ‐ ‐ 1 <1 0% Fairview Park 10 4 1 <1 ‐ ‐ ‐ ‐ 11 4 0% North Olmsted 37 31 ‐ ‐ 3 6 48 61 88 99 3% North Ridgeville 189 318 ‐ ‐ 2 7 76 459 267 785 23% Rocky River 6 3 4 1 ‐ ‐ 2 0 12 4 0% Westlake 52 53 36 46 4 31 63 274 155 404 12% Total For Study Area by Zoning 523 762 54 226 12 45 402 2,318 991 3,351 100% Classification
Westlake 2009/2010 Market Analysis 77
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78 Westlake 2009/2010 Market Analysis TECHNICAL REPORT
PART III Existing Retail Offerings
Part III. Existing Retail Offerings provides analyses of the quantity of retail stores compared to the ability of residents to support them, and a discussion of trade areas differences.
Chapter 7 Retail Supply & Demand Analysis for Westlake
Chapter 8 Retail Supply & Demand and Per Capita Analysis in the Study Area
Chapter 9 Characteristics of Retailing
CHAPTER 7 Retail Supply and Demand Analysis for Westlake
The 2009 Inventory, analyzed in detail in Chapters 5 and 6, quantified the amount (supply) of retail, commercial, office and industrial floor area. This chapter examines whether the supply of There are a number of resources needed and calculations involved retail and commercial establishments in Westlake meets residents’ in order to arrive at the final retail needs. Demand is measured by the amount of money determination of square foot residents spend on retail purchases, and supply refers to the actual deficit or surplus. square feet of retail space, sometimes called Gross Leasable Area 1 Sales Per Household Per Year. The (GLA), that currently exists in the City . U.S. Bureau of Labor Statistics publishes an annual report titled A supply and demand analysis is an exercise that determines the “Income before Taxes, Current degree to which local retailers are likely attracting shoppers from Expenditures Survey”. This report provides the average annual beyond Westlake and/or to which residents are likely to need to expenditures by households for a shop outside the City for some retail items. Knowing that variety of categories such as residents of Bay Village have few shopping opportunities in their expenditures on food, apparel, and city and that there are a large number of non-resident (daytime) household furnishings. The expenditure data is based on workers in Westlake, the analysis was expanded to include a review individual consumer expenses and of the impact that these two groups have on Westlake retailers. is published for various household income levels. The latest year It is important to note that this analysis is a theoretical exercise available and used in this analysis that does not determine whether or not, or to what extent, was 2008. residents actually do shop in Westlake but rather assesses the Sales Per Square Foot. The Dollars degree to which all of them could do all their shopping in and Cents of Shopping Centers Westlake if they chose to. This distinction is important to keep in provides national median sales per mind because the places where people work, live, shop, recreate, square foot for a variety of shopping centers such as and socialize constitute a territory that seldom corresponds to a neighborhood shopping centers, 2 single town or city . community shopping centers, and regional shopping centers. It also Chapter 8 contains a supply and demand and square foot per summarizes the data by retail capita analysis for the Study Area. groupings within each type of shopping center, such as “food”, “personal services”, “clothing”, Overview and “home furnishings”.
This report uses a similar methodology used in the 1995 Market Limitations of Available Data. Analysis to conduct a supply and demand analysis. The process Sales per square foot data can vary compares the difference between the estimated amount of money widely even among similar types of residents spend annually on certain goods and services translated businesses. Factors such as location, competition, store layout, into square feet that can be supported by households in Westlake, age of structure, and level of with the amount floor area for the corresponding retail category to inventory may greatly influence a determine if there is a surplus or deficit of retail square feet. That store's sales results. is, whether or not there are adequate amounts of retail floor area Dollars and Cents of Shopping
1 Evaluating Retail Opportunities Downtown and Business District Market Analysis, University of Wisconsin- Extension. 2 Regional Planning in America: Practice and Prospect. New Lincoln Institute, Land Lines, April 2011.
Westlake 2009/2010 Market Analysis 81 in Westlake to capture purchases made by residents in each of the Centers is the typical source used retail categories. for market analysis. However, the publication reports data only for multi‐tenant shopping centers and In general, there are various ways to estimate market supply and does not report any information demand, and the availability of data often dictates the method. for free standing single tenant Detailed information on annual sales for local businesses is retail establishments. typically not available at the local level, and while data on Also, the ULI publication does not consumer expenditures is, there is not a one-to-one correlation provide national median sales with a specific store type. For example, food expenditures do not figures for retail categories neatly translate into sales at grocery stores because food is also sold aggregated in the classification at general merchandise stores such as Wal-Mart and Costco. Also, groupings used for the 2009 Inventory, such as “Food, consumer buying patterns can change quickly, as witnessed during Convenience Goods & Services” or the recent recession, so sales trends from one year may not be “Shopping Goods and Services”. indicative of the next. For these reasons, it is difficult to precisely In order to arrive at sales per identify gaps and surpluses in retailing. As well, different findings square foot data for use in this can suggest there are opportunities in retail offerings that may not study, CPC analyzed the Dollars & be appropriate for Westlake, or even possible given certain Cents publication’s reported data limitations such as those placed on auto dealerships. for the prevailing types of retail centers found in the Study Area (Community Shopping Centers and The methodology used in this analysis is one approach used by Neighborhood Shopping Centers). planners when there is a detailed inventory of the existing retail Using the median percent of total floor area. However, inventories are time consuming to conduct sales for each retail category for and difficult to maintain, so other methodologies such as those each type of center and the typical provided by the ESRI Retail MarketPlace Profile and the Buxton store size for each category, it was Retail Leakage and Surplus Analysis were developed. These other possible to generate an estimated sales per square foot for the retail methods rely on computer modeling to extrapolate estimates of groupings used for the 2009 retail sales by SIC/NAICS code at the local level from a national Inventory. sample of businesses and compare the estimated sales to the Because there are considerable estimated retail spending potential of the population in the trade differences in the sales per square area. Regardless of methodology used, the analysis is not an foot among the different types of exact science. Given the limitations on the available data and shopping centers, the analysis the number of assumptions made, it is important to note that reports a high and a low sales the analysis is more a general rule of thumb that can be used figure. to determine the magnitude of surplus or deficit of retail space rather than a precise assessment.
Retail/Commercial Categories The 2009 Inventory was comprehensive in that it captured all kinds of floor area and examined five main categories3 of retail and commercial establishments. However, a supply and demand analysis (also known as a retail gap analysis) rarely looks at all five of these broad categories and instead focuses on the two primary types of retail: Food/Convenience Goods & Services and Shopping Goods and Services. The distinction is important
3 Food/Convenience Goods & Services; Shopping Goods & Services; Automotive; Amusements & Entertainment; and Other Retail Services.
82 Westlake 2009/2010 Market Analysis because convenience and shopping goods are most commonly thought of as traditional ‘retail’. As well, these two types of primary retail are typically located within a shopping plaza or retail center and are more easily interchangeable within the same retail space. In contrast, an automobile dealership or a golf course has special building characteristics and space demands unique to them. Because of these distinctions, the analysis provides separate floor area surplus or deficit totals for each category and a combined total only for the “primary retail” (Food/Convenience Goods & Services and Shopping Goods and Services) categories, but does not provide a grand total of floor area surplus or deficit for all five categories combined.
Methodology Figure 28. Hypothetical Illustration of Retail Surplus vs. In a hypothetical situation, as shown in Retail Deficit. Figure 28, when the existing floor area in a community is greater than the estimated total floor area supported by the households in that same community, then there is a surplus of floor area and stores must be capturing sales from nonlocal customers. When the existing floor area is less than the estimated total floor area supported by the households, then there is an inadequate amount of floor area to meet the needs of local households. Thus, residents must be shopping elsewhere and dollars are then said to be leaking somewhere outside the community.
In order to calculate the supply and Table 36. Sales Per Square Foot by Category demand for retail floor area in Low Sales High Sales Westlake, it is necessary to estimate Value Value the sales per square foot as well as the Food/Convenience Goods & Services $422.30 $452.25 amount of household expenditures Shopping Goods $175.78 $235.63 for each retail category used in the Automotive $237.92 $386.92 2009 Inventory. The estimated low Amusements/Entertainment 4 $76.61 $76.61 and high sales per square foot figures Other Retail Services5 $169.10 $205.64 by retail classification used for the analysis are shown in Table 36 and are based on the aggregation of data from the Dollars and Cents of Shopping Centers, (see sidebar beginning on page 81.)
Based on Westlake’s estimated average household income of $101,136 in 20106, the annual expenditures for households with a household income (before taxes) of $100,000 to $119,999 was used to determine the estimated sales per household per year. This estimate of expenditures was
4 Only reported for Community Shopping Centers in The Dollars and Cents of Shopping Centers, 2008, so the same number is shown for both low and high sales volume. 5 Includes only the “Other Retail Services” category - S99 in The Dollars and Cents of Shopping Centers, 2008. 6 According to NOACA Socio-Economic Forecast 2000-2030 by Traffic Analysis Zone (2005) - See Chapter 13.
Westlake 2009/2010 Market Analysis 83 divided by the estimated low and high sales per square foot in Table 36 to determine the amount of square feet of floor area by category that could potentially be supported by each household.
Using the city of Westlake’s total number of households of 13,8707, CPC then translated the high/low range of square feet supported by each household into a high/low range of total square feet by category that all Westlake households could support. These values were then compared to the actual floor area by category reported for Westlake in the 2009 Inventory to determine if a surplus or deficit of floor area by retail category exists for Westlake households.
Westlake Floor Area Surplus/Deficit Overall, the calculations in Table 37 indicate that there is more retail and commercial floor area than can be supported by Westlake residents alone. Four of the retail/commercial categories have a surplus of floor area, with Other Retail Services having the largest surplus with approximately 499,200 to 552,000 square feet. The primary retail - combined categories of Convenience and Shopping Goods & Services - have an estimated surplus of 475,500 to 692,400 square feet, with a significant surplus of 402,000 to 433,000 square feet of Food/Convenience Goods & Services floor area. On the other hand, the Automotive category shows the only deficit in floor area, between 104,000 and 331,000 square feet, suggesting that Westlake residents must travel outside the City to purchase automotive-related goods and services.
Table 37. Total Retail/Commercial Floor Area by Category Supported by Westlake Households in 2009. 2009 Total Sq Ft supported by Westlake Total Surplus/Deficit Sq Ft Retail/Commercial Category Westlake Households Inventory Floor Area Low Sales Value High Sales Value Low Sales Value High Sales Value Food/Convenience Goods & Services 870,254 468,026 437,032 402,228 433,222 Shopping Goods 805,225 731,927 546,018 73,298 259,207 Convenience and Shopping Total 1,675,479 1,199,953 983,049 475,526 692,430 Automotive 258,420 589,673 362,594 (331,253) (104,174) Amusements/Entertainment 466,063 201,324 201,324 264,739 264,739 Other Retail Services 796,552 297,331 244,499 499,221 552,053 2010 Westlake Households = 13,870 2010 Estimated Westlake Average Household Income = $101,136 Source: County Planning Commission calculations
Given the variety of convenience and comparison shopping goods offered by local retailers, it is not surprising to find that Westlake has more retail floor area than is needed to serve its own residents and therefore is attracting consumers and retail dollars from beyond the City, meaning that Westlake retailers serve as a regional market. According to retail analysts, “surplus categories signal particular strengths of a retail market.”8
There are a number of factors that could contribute to the higher than expected floor area surpluses. One explanation for the high surplus in Other Retail category is that the standard supply and demand analysis assesses only personal, household expenditures, and does not factor in
7 Assumed Occupied Housing Units as Households from the 2010 Census Redistricting Data (Public Law 94-171) Summary File, U.S. Census Bureau. 8 Retail Gap Analysis. The Retail Coach, Retail Analytics & Locational Intelligence. October 30, 2009.
84 Westlake 2009/2010 Market Analysis purchases from retail establishments (such as expenditures for hotel stays by business travelers), or miscellaneous expenditures at commercial establishments such as funeral homes. However, the 2009 Inventory indicates that Westlake has a significant amount of both office and industrial uses which are likely making local purchases for business purposes. The Other Retail category includes a number of miscellaneous commercial businesses that may be supported by other local businesses whose purchase are not included.
Another explanation is the sales per square foot estimate used in the analysis. Sales per square foot figures vary widely among different types of stores, locations of stores, age of the building, etc. As well, newer stores tend to have a higher sales per square foot metric compared with older stores. In the 2008 ULI publication, median sales per square foot range from $103 to $430 depending on the type of goods sold and the shopping center in which the store is located. Other studies have used lower ranges which result in the support of more retail floor area. For example, the 2007 CSU retail study calculated supply and demand using an estimated $269 for convenience goods, compared with $422 for convenience goods used for this analysis9. If the $269 amount (which is 64% of $422) were used as the “low sales value” for the Food/Convenience Goods & Services category in Table 36, the surplus square feet shown on Table 37 could be as low as 135,504 square feet. For a detailed comparison of median sales per square foot by store type and shopping center type see Appendix H. For more discussion on the characteristics of the two shopping center types used in the analysis see Appendix I.
Bay Village Expenditures Residents in neighboring Bay Village have few shopping alternatives in their own city, and newer developments such as Crocker Park provide a wide range of options. While there are some retail opportunities in Bay Village, Bay residents are very likely shopping in Westlake, due, in part, to Westlake’s geographic proximity and easy access via Interstate 90. Therefore an analysis to determine the deficit in retail floor area in Bay Village was conducted, and the unmet need was compared to the surplus of retail floor area found in Westlake.
This analysis used the total number of households in Bay Village as reported in the 2010 Census, and the estimated average household income of $101,136 in 2010 reported in Chapter 13. The annual expenditures for households with a household income (before taxes) of $100,000 to $119,999 were used to estimate the amount of square footage that could be supported by Bay Village households. A low and high sales value per square foot of retail space was again used to show the range of floor area. These values were compared to Bay Village’s actual floor area by category reported in the 2009 Inventory to determine the deficit of floor area by retail category within the City. As Table 38 indicates, there are deficits of floor area in every retail/commercial category in Bay Village suggesting that Bay residents must purchase many retail and commercial goods and services outside of the city. The two largest floor area deficits in Bay Village are in the Shopping Goods
9 It is unclear how other studies have determined sales per square foot data for “convenience goods” and “comparison goods” when the source cited is the Dollars and Cents of Shopping Centers, ULI. This reference book does not provide a “national median sales per square foot” for a “convenience goods” category or a “comparison goods” category. In fact, median sales per square foot data is provided at only two levels: by store type such as “clothing” and “home furnishings” and by shopping center type such as “neighborhood” and “community”.
Westlake 2009/2010 Market Analysis 85 category (between 219,700 and 302,800 square feet) and the Automotive category (between 150,500 and 252,000 square feet). The primary retail categories of Convenience and Shopping Goods & Services show a combined deficit of between 277,000 and 373,900 square feet. Based on the number of households in Bay Village and the existing floor area inventoried in 2009, the smallest deficits of retail floor area in Bay Village are in the Food/Convenience Goods and Services category at 57,300 to 71,100 square feet, and Amusements/Entertainment at 73,000 square feet.
Table 38. Total Retail/Commercial Floor Area by Category Supported by Bay Village Households in 2009. 2009 Total Sq Ft supported by Bay Bay Village Total Deficit Retail/Commercial Category Village Households Inventory Floor Area Low Sales Value High Sales Value Low Sales Value High Sales Value Food/Convenience Goods & Services 137,956 209,144 195,294 (71,188) (57,338) Shopping Goods 24,270 327,072 243,995 (302,802) (219,725) Convenience and Shopping Total 162,226 536,216 439,289 (373,990) (277,063) Automotive 11,462 263,504 162,030 (252,042) (150,568) Amusements/Entertainment 16,797 89,964 89,964 (73,167) (73,167) Other Retail Services 23,592 132,867 109,258 (109,275) (85,666) 2010 Bay Village Households = 6,198; 2010 Estimated Bay Village Average Household Income = $101,136 Source: County Planning Commission calculations
When the floor area deficit totals from Bay Village (Table 38) are combined with the category totals from Westlake (Table 37), a more complete picture of retail/commercial floor area excess and shortage for residents of these two cities emerges. Combining the category totals from the two cities, as shown in Table 39, indicates that surpluses still exist for three retail/commercial categories. The largest surplus of floor area exists for Other Retail, between 389,900 and 466,300 square feet, and Food/Convenience Goods and Services at 331,000 and 375,800 square feet. When Convenience and Shopping Goods & Services are aggregated as primary retail, a net surplus is between 101,500 and 415,300 square feet exists.
Table 39. Total Retail/Commercial Floor Area by Category Supported by Westlake and Bay Village in 2009. Westlake Surplus/Deficit Bay Village Deficit Combined Surplus/Deficit Retail/Commercial Low Sales High Sales High Sales High Sales Category Low Sales Value Low Sales Value Value Value Value Value Food/Convenience 402,228 433,222 (71,188) (57,338) 331,040 375,885 Goods & Services Shopping Goods 73,298 259,207 (302,802) (219,725) (229,504) 39,482 Convenience and 475,526 692,430 (373,990) (277,063) 101,536 415,367 Shopping Total Automotive (331,253) (104,174) (252,042) (150,568) (583,295) (254,743) Amusements/ 264,739 264,739 (73,167) (73,167) 191,571 191,571 Entertainment Other Retail Services 499,221 552,053 (109,275) (85,666) 389,946 466,387 Source: County Planning Commission calculations
On the other hand, combining the two cities together results in an even larger floor area deficit for Automotive, between 254,700 and 583,200 square feet. A slight potential surplus of 39,480 square feet and a deficit of 229,500 square feet exists for the combined geographies of Westlake and Bay Village for Shopping Goods & Services.
86 Westlake 2009/2010 Market Analysis Non-resident Employee Expenditures Yet another scenario was considered in order to account for non- resident employee expenditures and their impact on retail floor A number of data sources were used to determine supportable area in the city of Westlake. Typically, daytime workers spend a retail square feet for non‐resident portion of their income near their place of employment on items employees. such as lunches, daytime and after-work shopping, dinner and The City of Westlake provided the drinks. Table 40 looks at the potential impact that Westlake’s total number of non‐resident non-resident employees have on the City’s retail floor area supply employees working in Westlake and demand analysis10. This additional analysis is noteworthy (21,627) based on local income tax given that Westlake is the only city in the eight-city Study Area to data from the Regional Income Taxing Authority (RITA) in 2007, have an estimated daytime population that is higher than its the latest year available. It is resident population due to the high number of offices and assumed that each non‐resident industrial/manufacturing employers in Westlake. employee represents one household. The analysis in Table 40 shows that, after accounting for non- An average annual household resident employee (daytime workers) expenditures, there is still a income of an employed person retail floor area surplus in the city of Westlake for the same three was estimated at $48,000 based on retail/commercial categories, though the surpluses have been the data from the 2008 1‐year reduced. The categories with the largest surpluses include the American Community Survey data for the Cleveland‐Elyria‐Mentor Other Retail Services (between 370,400 and 450,300 square feet) Metropolitan Area, the smallest and the Food/Convenience Goods & Services (between 290,200 geography available for detailed and 337,700 square feet), and Amusements, approximately 181,400 wage data. Based on the annual square feet. Floor area deficits increased in two categories: expenditures for households with Automotive (between 285,800 and 663,800 square feet) and income before taxes of $40,000 to $49,999, CPC conservatively Shopping Goods & Services between 3,592 and 287,200 square estimated that non‐resident feet). employees make 10% of their retail purchases in Westlake. When the Convenience and Shopping Goods & Services categories are combined, a retail surplus between 2,975 and 334,100 square feet remains. Yet the Convenience Goods category is the one previously noted on page 85 for which other studies have used a much lower sales per square foot amount, so if the actual average sales per square foot for Food/Convenience stores in Westlake is closer to the $269 figure than the $422 to $452 range used, there would not be a surplus.
Table 40. Total Retail/Commercial Floor Area Surplus/Deficit including Non‐resident Employees in 2009. Total Sq Ft supported by Surplus/Deficit Sq Ft Total Surplus/Deficit Non‐resident Employees Westlake & Bay Village Retail/Commercial Category Low Sales High Sales Low Sales High Sales Low Sales High Sales Value Value Value Value Value Value Food/Convenience Goods & Svcs 40,821 38,118 331,040 375,885 290,218 337,767 Shopping Goods 57,740 43,074 (229,504) 39,482 (287,244) (3,592) Convenience and Shopping Total 98,561 81,192 101,536 415,367 2,975 334,175 Automotive 50,577 31,100 (583,295) (254,743) (633,872) (285,843) Amusements/Entertainment 10,135 10,135 191,571 191,571 181,437 181,437 Other Retail Services 19,517 16,049 389,946 466,387 370,429 450,339 Source: County Planning Commission calculations
10 Expenditures by employees who both live and work in Westlake are already accounted for in the analysis of Westlake household expenditures.
Westlake 2009/2010 Market Analysis 87 As noted earlier, household expenditures on retail goods and services are dependent on the amount of household income (the higher the income, the more money spent on retail goods and services) and Westlake and Bay Village have the highest average household incomes for 2010 in the Study Area, while the average household incomes in the Study Area range from $72,000 to $103,000. When considering the high end range of surplus for the primary retail floor area (the combined categories of Convenience and Shopping Goods & Services) in Table 40, it is estimated that it takes an additional 4,700 households to support a surplus of 334,175 square feet.
While these findings appear to indicate that Westlake has an oversupply of floor area dedicated to retail and commercial land uses, it is important to keep in mind the artificial nature of this analysis, as it does not take into account the actual trade areas of the retail establishments in Westlake. Indeed, the analyses in Chapter 9 will show that there are a number of retailers in Westlake that draw customers from a much larger geographic area. For example, as noted in Chapter 9, Crocker Park promotes itself as having a primary trade area of over one million persons, yet the population in Westlake accounts for only 3%.
88 Westlake 2009/2010 Market Analysis
CHAPTER 8 Retail Supply & Demand and Per Capita Analysis in the Study Area
After conducting a supply and demand analysis of Westlake in Chapter 7, CPC conducted the same analysis for the Study Area. Chapter 8 presents the findings from a supply and demand analysis The same methodology that was for the entire eight-city Study Area, and analyzes whether the used to determine the city of supply of retail/ commercial floor area is meeting or exceeding the Westlake’s sales potential was retail needs of the residents living within the Study Area. It also applied to each of the seven Study compares the growth of retail and commercial floor area to the Area communities. increase in the population to assess how the retail supply has While certain inputs such as changed on a per person basis. median sales per square foot figures from the 2008 Dollars and Cents of U.S. Shopping Centers Similar to the supply and demand analysis conducted for Westlake were applied throughout in the in Chapter 7, it is important to note that this analysis is a analysis, other inputs were specific theoretical exercise that does not determine whether or not, or to and unique to the community such what extent, residents actually do shop within the Study Area but as number of households and rather assesses the degree to which all of them could do all their average household income. Appendix J refers to expenditure shopping within the Study Area if they chose to. This distinction data by household income. is important to keep in mind because the places where people work, live, shop, recreate, and socialize constitute a territory that As such, a separate analysis was 1 conducted for each community, seldom corresponds to a single town or city . their totals of which are combined below in Table 41 for a grand total of the Study Area. See Appendix K which contains each of the cities’ Retail/Commercial Categories individual retail sales capture and leakage figures. As with the supply and demand analysis for Westlake, this Chapter presents the results for the five main categories2 of retail and commercial establishments. However, a supply and demand analysis rarely looks at all five of these broad categories and instead focuses on the two primary types of retail: Food/Convenience Goods & Services. The distinction is important because convenience and shopping goods are most commonly thought of as traditional ‘retail’. As well, these two types of primary retail are typically located within a shopping plaza or retail center and are more easily interchangeable within the same retail space. In contrast, an automobile dealership or a golf course has special building characteristics and space demands unique to them. Because of these distinctions, the analysis provides separate floor area surplus or deficit totals for each category and a combined total only for the “primary retail” (Food/Convenience Goods & Services and Shopping Goods and Services) categories, but does not provide a grand total of floor area surplus or deficit for all five categories combined.
1 Regional Planning in America: Practice and Prospect. New Lincoln Institute, Land Lines, April 2011. 2 Food/Convenience Goods & Services; Shopping Goods & Services; Automotive; Amusements & Entertainment; and Other Retail Services.
Westlake 2009/2010 Market Analysis 89 Floor Area Surplus/Deficit in Study Area Overall, the residential population base of the eight-city Study Area has excess floor area in almost every retail category, see Table 41. The largest single floor area surplus is in the Shopping Goods category which accounts for between 2.5 million and 3.4 million square feet of excess retail floor area. Food/Convenience Goods & Services also show a significant surplus in overall floor area, between 1.5 million and 1.6 million square feet3. Combined, these two primary retail categories show a net surplus of 4.1 million and 5.1 million square feet of floor area. Other Retail and Amusements were also documented to have more floor area than the residential population of the Study Area demands, ranging from 562,200 to 1.1 million square feet - see Table 41.
Similar to the 1995 Market Analysis, a deficit in the Automotive category was found for the entire Study Area. As the 1995 Market Analysis pointed out however, several conditions exist such that there is no need to fill the Automotive retail floor area deficit. One explanation is that consumers are more willing to travel further distances in order to purchase high order goods, such as automobiles, furniture and recreational vehicles, than they are to purchase lower order goods, such as clothing, drugs, groceries and gasoline.
Another explanation also mentioned in the 1995 Market Analysis is the limitation outlined by the Ohio Revised Code for locating new automotive dealerships. Recently amended, Section 4517.01 of the Ohio Revised Code still limits the location of motor vehicle dealerships to a “relevant market area” which is defined as any area within a radius of ten miles from the site of a potential new dealership. Among the eight communities, only North Olmsted (and to some degree North Ridgeville) shows a small Automotive category surplus when the higher median sales value per square foot from the Dollars & Cents of Shopping Centers report is used. The 2009 Inventory documented an Automotive surplus of up to 193,480 square feet in North Olmsted, and a total of 12 new car dealerships4. Table 41. Combined Total Retail/Commercial Floor Area Surplus/Deficit by Category for Study Area in 2009. 2009 Total Total Combined Sq Ft supported Combined Square Feet Surplus/ Inventory Retail/Commercial Category by Study Area Households Deficit Floor Area (sq ft) Low Sales Value High Sales Value Low Sales Value High Sales Value Food/Convenience Goods & Svcs 3,808,389 2,265,893 2,115,835 1,542,496 1,692,554 Shopping Goods & Services 6,073,314 3,514,709 2,621,973 2,558,605 3,451,341 Convenience and Shopping Total 9,881,703 5,780,602 4,737,808 4,101,101 5,143,895 Automotive 1,436,760 2,943,430 1,809,937 (1,506,670) (373,177) Amusements/Entertainment 1,422,002 859,757 859,757 562,245 562,245 Other Retail Services 2,227,065 1,278,096 1,050,992 948,969 1,176,073 Source: County Planning Commission calculations Total Study Area Households = 78,544
3 Chapter 7 notes that other studies have used a lower sales per square foot figure for the Food/Convenience Goods & Services category; when the lower $269 figure is used, the low estimate for surplus in the Food/Convenience Goods & Services is about 250,000 square feet. 4 Detailed tables for each city are located in Appendix K.
90 Westlake 2009/2010 Market Analysis When viewed on the community level, it is apparent that the largest primary retail (Food/Convenience and Shopping Goods & Services) floor area surplus can be attributed to the city of North Olmsted. As Figure 29 shows, five communities demonstrate retail floor area surplus, but North Olmsted clearly has far and above the largest surplus of primary retail floor area when compared to retail expenditures of each community’s households. On the other hand, Avon Lake, Bay Village and to a lesser degree North Ridgeville, show a deficit of primary retail floor area, with Bay Village having the largest total primary retail deficit (Convenience and Shopping Goods & Services only) of between 277,000 and 373,900 square feet. The cities of Fairview Park and Rocky River have comparable amounts of excess primary retail floor area, ranging from 243,000 to 371,000 square feet.
Figure 29. Surplus/Deficit of Retail/Commercial Floor Area by Community, in square feet.
One of the major reasons for the disparities among the cities in the supply of retail/commercial floor space has to do with the zoning and development policies of each community. Some communities created large regional shopping areas - North Olmsted and Westlake - while other communities either did not have land available once housing development occurred or intentionally did not zone for these land uses. Once established the market place also plays an important role in the location of businesses especially of national retailers.
Per Capita Increase in Retail/Commercial Floor Area in the Study Area These findings highlight the disconnect between the region’s population and excess amount of retail/commercial floor area as documented in the 2009 Inventory. Even while Westlake and the Lorain County communities have experienced some population gains, the high growth of retail exceeds the Study Area’s net increase in population. As Chapter 13 Existing and Projected Demographics points, very few Cuyahoga County communities are growing in population and even though there have been population gains in Lorain County, the current rate of new retail construction has outpaced any population increase experienced there. While the Study Area’s overall population grew by 19%, the supply of primary retail floor area grew by 44% from 6.9 million to 9.9 million square feet.
Westlake 2009/2010 Market Analysis 91 The 2009 Inventory also documented a significant amount of existing vacant retail/commercial floor area. Of the Study Area’s 16.5 million square feet of total retail/commercial, approximately 1.5 million square feet (9%) is currently vacant. Even with such a significant amount of vacant space, construction of new retail buildings continued through 2008 and 2009.
While the provision of retail varies among each community and caters to different markets and trade areas, there is more retail/commercial floor area than the residents of the Study Area can accommodate. While this surplus suggests that the Study Area is attracting consumers from outside the area, the oversupply of retail in the Study Area and the region as a whole has significant implications. In real estate markets, when the supply of available space is high, prices tend to fall and vacancy rates rise. As the 2000 Regional Retail Study pointed out, an oversupply of retail can also further exacerbate the negative impacts of excessive retail development. “Overbuilding results in new retail space which competes with existing commercial districts for market share, often leading to lower rents, more marginal businesses, increased vacancies in older retail areas, and reduced property revenues for school districts and communities.”5
Interestingly, the seven-county Regional Retail Study documented an oversupply of retail square footage back in 2000, and yet retail construction has continued. Figure 30 compares the amount of retail per capita from two different sources and time periods, and illustrates the growth in the two primary retail categories – Food/Convenience Goods and Shopping Goods - in the region.
Figure 30. Change in Select Primary Retail Floor Area Per Capita, various years: Total of Convenience and Shopping Goods & Services only.
Each of the Study Area community’s retail floor area is also compared on a per person basis. As Table 42 shows, North Olmsted has the highest per capita amount of primary retail floor area (Convenience and Shopping Goods & Services only) at 112.6 square feet per person, indicated with the bold outline. Avon, which has the second largest amount of primary retail, also has the second highest per capita at 80.9 square feet per person. Westlake follows with the third highest per capita amount of primary retail at 51.2 square feet per person. In comparison, Bay Village has the lowest
5 Northeast Ohio Regional Retail Study, Cuyahoga County Planning Commission, 2000.
92 Westlake 2009/2010 Market Analysis per capita of primary retail at 10.4 square feet per person, and is highlighted in red. Figure 31 uses a matrix graphic to illustrate the amount of square feet per person for each retail/commercial category within each city.
Table 42. Retail/Commercial Floor Area Square Footage Per Capita* Totals by Community, 2009. Avon Avon Lake Bay Village Fairview Park SF per SF per SF per SF per Total Sq Ft Total Sq Ft Total Sq Ft Total Sq Ft person person person person
Food, Convenience 316,735 14.9 333,411 14.8 137,956 8.8 319,564 19.0 Goods/Svcs Shopping Goods & 1,398,484 66.0 47,630 2.1 24,270 1.6 406,234 24.1 Services Convenience and 1,715,219 80.9 381,041 16.9 162,226 10.4 725,798 43.1 Shopping Total Automobile 172,094 8.1 105,720 4.7 11,462 0.5 39,576 2.4 Amusements 135,074 6.4 148,892 6.6 16,797 0.7 65,268 3.9 Other Retail/Svcs 171,963 8.1 145,466 6.4 23,592 1.0 117,327 7.0 North Olmsted North Ridgeville Rocky River Westlake
SF per SF per SF per SF per Total Sq Ft Total Sq Ft Total Sq Ft Total Sq Ft person person person person Food, Convenience 929,396 28.4 416,613 14.1 484,460 24.0 870,254 26.6 Goods/Svcs Shopping Goods & 2,756,030 84.2 170,209 5.8 465,232 23.0 805,225 24.6 Services
Convenience and 3,685,426 112.6 586,822 19.9 949,692 47.0 1,675,479 51.2 Shopping Total Automobile 474,830 14.5 310,445 10.5 64,213 3.2 258,420 7.9 Amusements 167,944 5.1 168,171 5.7 253,793 12.6 466,063 14.2 Other Retail/Svcs 650,074 19.9 213,632 7.3 108,459 5.4 796,552 24.3 * Based on 2010 population counts, U.S. Census Bureau Redistricting Data Summary File. Black outline indicates highest figure, red number indicates lowest figure. Source: Cuyahoga County Planning Commission.
In 2009, the Study Area as a whole had a primary retail per capita (Convenience and Shopping Goods & Services only) - total calculated at 51.6 square feet, as shown in Figure 32 and Table 43. This represents a 23% increase over the 1995 figure when the primary retail per capita total was 41.9 square feet. The Shopping Goods & Services category accounts for the largest portion of the retail floor area per capita, at 31.7. In 1995, the two primary retail categories - the Shopping Goods & Services and the Food/Convenience Goods & Services - had comparable retail per capita figures, 21.3 and 20.6 respectively. Interestingly, Food/Convenience Goods & Services actually experienced a slight decline on a square foot per person basis since 1995. On the other hand, the Other Retail category experienced the greatest per capita increase since 1995, at 94%6.
6 To some extent this can be explained by the increase in the types of land uses added to the “Other Retail” category for the 2009 Inventory, including day care centers and some business services, as discussed in Chapter 7.
Westlake 2009/2010 Market Analysis 93 Figure 31. Square Feet of Occupied Retail/Commercial Floor Area per Capita, by City and by Retail Category, based on the 2009 Inventory.
Figure 32. Change in Retail/Commercial Per Capita Study Area, 1995‐2009.
94 Westlake 2009/2010 Market Analysis Table 43. Retail/Commercial Floor Area Square Footage Per Capita Totals by Study Area, 1995‐ 2009. Total Sq Ft in Inventory SF per person Retail Category 1995 2009 % Change 1995 2009 % Change Food, Convenience 3,421,883 3,808,389 11.3% 21.3 19.9 ‐6.6% Goods/Services Shopping Goods 3,459,996 6,073,314 75.5% 20.6 31.7 54.1% Convenience and 6,881,879 9,881,703 43.6% 41.9 51.6 23.2% Shopping Total Automobile 787,922 1,436,760 82.3% 4.9 7.5 53.2% Amusements 713,799 1,422,002 99.2% 4.4 7.4 68.9% Other Retail/Services 959,298 2,227,065 132.2% 6.0 11.6 94.0% Source: Cuyahoga County Planning Commission.
As Table 43 shows, every retail/commercial category except Food/Convenience Goods & Services experienced a per capita increase in floor area over the last fifteen years. However, the Shopping Goods category also experienced a significant increase in per capita since 1995, increasing from 20.6 in 1995 to 31.7 in 2009, and is the highest per capita of all the individual retail/commercial categories, suggesting a shift from 1995 when Food/Convenience Goods & Services and Shopping Goods & Services had relatively equal floor areas and hence, per capita. Since 1995, an additional 2.6 million square feet of additional Shopping Goods floor area was found in the Study Area. To some extent growth in this category may be attributed to the growth of the “big-box” format store. Since the 1990’s, the retail industry has experienced a shift from small, locally-owned stores to larger big-box retailers which offer an exceptionally wide product line under one roof, stores such as Wal-Mart and Target, and category killers such as sporting goods stores (Dick’s Sporting Goods) or toy stores (Toys R Us).
One explanation for the small decline in square feet per capita is the trend by larger big-box retailers to expand the items they carry to include a number of food items, convenience goods and services. At the same time, there has been a decline in the number of larger chain grocery stores. Wal-Mart, Costco, Sam’s Club and Target are all categorized as Shopping Goods yet many of them now not only offer everything found in a general merchandise store, but also include amenities such as a full grocery selection with fresh produce, bakery and deli items, and pharmacies. In some cases, these stores even lease space to service providers such as banks, optical, and portrait studios.
Table 44 compares the change in retail/commercial floor area per capita from each of the two study years. Compared on a community level, the table again demonstrates where changes in floor area have occurred in relation to each city’s total population. Avon and North Ridgeville experienced increases in all five categories of retail/commercial floor area on a per capita basis. Fairview Park and Bay Village saw a per capita decrease in two or more categories since 1995. Avon shows the most significant change in retail per capita floor area since 1995, with an increase of roughly 2,250% in the Shopping Goods category alone, outlined in bold. North Ridgeville experienced the largest per capita increase of Automotive floor area, at 559%; Rocky River had the largest percentage increase in per capita in the Other Retail category; and Westlake had the largest percentage per capita increase in the Amusements category at 191% since 1995.
Westlake 2009/2010 Market Analysis 95
Table 44. Comparison of Retail Square Feet per Person, by Community, 1995 ‐2009
Avon Avon Lake Bay Village Fairview Park % % % % 1995 2009 Change 1995 2009 Change 1995 2009 Change 1995 2009 Change Food, Convenience 6.9 14.9 117% 16.4 14.8 ‐10% 7.1 8.8 24% 14.8 19.0 28% Goods/Services
Shopping Goods 2.8 66.0 2,257% 1.1 2.1 92% 0.7 1.6 122% 41.2 24.1 ‐41% Convenience and 80.9 734% 17.5 16.9 ‐4% 7.8 10.4 33% 56.0 43.1 ‐23% Shopping Total
Automobile 1.4 8.1 480% 2.4 4.7 95% 0.8 0.5 ‐37% 2.1 2.4 12%
Amusements 0.0 6.4 ‐‐ 3.8 6.6 74% 1.0 0.7 ‐26% 5.2 3.9 ‐25% Other Retail/ 1.9 8.1 327% 4.8 6.4 34% 0.2 1.0 422% 8.1 7.0 ‐14% Services North Olmsted North Ridgeville Rocky River Westlake % % % % 1995 2009 1995 2009 1995 2009 1995 2009 Change Change Change Change Food, Convenience 31.3 28.4 ‐9% 10.6 14.1 33% 36.5 24.0 ‐34% 25.6 26.6 4% Goods/Services
Shopping Goods 55.7 84.2 51% 1.7 5.8 240% 10.0 23.0 130% 13.7 24.6 80% Convenience and 87.0 112.6 29% 12.3 19.9 62% 46.5 47.0 1% 39.3 51.2 30% Shopping Total
Automobile 13.3 14.5 9% 1.6 10.5 559% 2.6 3.2 22% 5.5 7.9 44%
Amusements 2.8 5.1 83% 4.4 5.7 30% 10.8 12.6 16% 4.9 14.2 191% Other Retail/ 6.0 19.9 231% 3.3 7.3 120% 1.0 5.4 437% 15.7 24.3 55% Services
Black outline indicates highest figure, red number indicates lowest figure. Source: Cuyahoga County Planning Commission.
While these findings appear to indicate that the Study Area as a whole has an oversupply of floor area dedicated to retail and commercial land uses, it is important to keep in mind the artificial nature of confining the trade area of the retail establishments in the eight cities to the Study Area population. For example, as noted in Chapter 9, Crocker Park promotes itself as having a primary trade area of over one million persons, yet the population in the Study Area accounts for only 17%. Plus, Great Northern Mall in North Olmsted is located at the southern edge of the Study Area, and it too, based on its size and composition, has a regional trade area of which only a fraction is within the Study Area boundaries.
96 Westlake 2009/2010 Market Analysis
CHAPTER 9 Characteristics of Retailing
While Chapters 7 and 8 analyzed the amount of retail/commercial floor area in Westlake and the Study Area, this Chapter discusses the characteristics of retailing and the market it serves. Retail establishments provide essential goods and services directly to the consumer, and are therefore a critical component for most business districts. Retail establishments also help enliven a public space, generate pedestrian and vehicular traffic, provide employment, and generate tax revenue including property tax, income tax and sales tax dollars. However, the geographic trade area from which a store draws most of its customers depends on the products and services sold. Retailers use various techniques to determine their trade areas in order to target their marketing efforts, understand store patronage, and evaluate market opportunities. The size of a retail trade area can also vary based on the size of the store, the mix of merchandise offered, existing competition, and the presence and extent of symbiotic retail clusters. For instance, drug stores and gas stations occur more frequently than an iMac/Apple Store which caters to a much larger geographic area and population. Thus, it is important to understand the characteristics of retail and identify some factors that contribute to a successful retail center.
Convenience vs. Shopping (Comparison) Goods As part of the 2009 Inventory, considerable effort was made to group retail businesses in various categories. However, as noted in Chapters 7 and 8, retail can be broken down into two primary types of goods and services: Convenience and Shopping (Comparison). Within these two main types of retail, there are key differences in shopping patterns including the size of the store and the variety of goods offered, the relative price of the product, the amount of time spent researching the purchase, and the trade areas or markets served. Personal service establishments can be similarly characterized.
Convenience Goods stores are easily available to the consumer and typically offer products that are purchased with little to no comparison shopping. Convenience purchases tend to refer to goods that are generally consumed and replenished with some regularity, for example, gasoline, groceries, shampoo or soap. These stores are generally smaller in size and typically carry nondurable goods of low value including such things such as fast food and cigarettes. Typically, the price of convenience goods does not vary widely from one store to the next, so consumers choose stores based on convenience. Convenience shopping stores typically have a smaller trade area and draw from a limited market area, roughly ¼ mile radius. Because of this, convenience stores tend to be numerous and are typically found adjacent to residential neighborhoods. Convenience stores tend to prefer locations that offer a grocery-store anchor and convenient parking on a major “thru” street.
On the other hand, Shopping Goods stores typically offer products that are purchased less frequently and on average, cost more than convenience goods. Some experts refer to comparison goods as “considered” purchases because the consumer spends time researching and planning the purchase of the item in advance. Consumers generally consider cost, brand, style, comfort, and longevity of the good or service before buying it. In general, Shopping Goods stores occupy larger floor areas and tend to draw more shoppers, and therefore have a larger trade area than Convenience Goods stores, ranging from ½ mile radius to farther distances, depending on the good
Westlake 2009/2010 Market Analysis 97 or service sought. In fact, the trade area can be regional and can overlap with that of other stores with a regional trade area if the target markets differ.
An understanding of these two primary types of retail and their geographic concentrations is useful in the following analysis of the typical market area as well as the distribution of these retail offerings within the Study Area. Maps 7 and 8 depict the distribution and density of establishments from the 2009 Inventory that were classified as Convenience Goods & Services (Map 7) and Shopping Goods & Services (Map 8) based on the size of each establishment as well as the density of the aggregated establishments in proximity. A full listing of the types of establishments included in Food/Convenience and Shopping Goods & Services is contained in Chapter 5 Classification of Establishments.
Both Maps 7 and 8 illustrate the size of the establishment by using different dot sizes: the larger the establishment, the larger the dot. Both maps also show a color shading intensity around each establishment to indicate the density of stores in the immediate area. Each establishment is surrounded by a ½ mile ring of shading which grows darker in color as the density of floor area increases, i.e. the more businesses that are located in proximity to each other, the higher the density and the darker the shading becomes. The lightest shading depicts the least amount of square footage on a per acre basis.
Several key observations can be made from looking at these two maps. In terms of their geographic location, Convenience Goods & Services establishments shown on Map 7 are generally more widely distributed than Shopping Goods & Services establishments, with a majority of them located along major roadways and corridors such as Lorain Road and Center Ridge Road. Furthermore, convenience-related businesses are more numerous. In total, there were 1,027 convenience-related establishments identified in the Study Area. While Convenience Goods & Services stores range in size from 375 square feet (gas stations) to over 76,000 square feet (grocery stores), the average size is about 3,700 square feet. Of the total 1,027 convenience-related business establishments in the Study Area, 196 (19%) of them are located in Westlake.
As Map 8 shows, Shopping Goods & Services businesses are relatively concentrated in a few key areas and less distributed throughout the Study Area than convenience-related establishments. In total, there are also fewer Shopping Goods & Services establishments - a total of 492, though they tend to be larger stores. The average size of a shopping-related store in the Study Area is approximately 12,300 square feet, but ranges from 400 square feet (small storefront) to 255,550 square feet (Macy’s Department Store). Westlake accounts for 20% of these shopping-related stores with a total of 99 establishments.
As the color shading suggests in Maps 7 and 8, Convenience Goods & Services have more occurrences, yet the highest density rating for this category is only 5,000 square feet per acre, while Shopping Goods & Services have fewer occurrences but at much higher densities. Because convenience-related establishments sell products that are needed and consumed on a more frequent basis, these stores tend to be in closer proximity to each other. In contrast, Shopping Goods & Services businesses are more concentrated at certain locations and malls; areas with significant densities of floor area where shopping can be considered a recreational activity and shoppers can comparison shop among multiple stores. Four major Shopping Goods & Services destinations stand out: Great Northern in North Olmsted, Crocker Park in Westlake, Avon Commons in Avon, and Westgate in Fairview Park.
98 Westlake 2009/2010 Market Analysis Map 7. Convenience Goods & Services Establishments in Study Area
Map 8. Shopping Goods & Services Establishments in Study Area
Westlake 2009/2010 Market Analysis 99 While it may appear that retail stores exist in a random, haphazard fashion, the density and occurrences of retail stores are very much A trade area is the geographic area driven by municipal policy and zoning decisions. In the past, that generates the majority of communities zoned frontage property along long stretches of customers for a specific store, transportation corridors and main arterials, which accommodated business district, or community. both vehicles and pedestrians. Retail stores tended to be smaller in Trade areas often extend beyond size and focused on a single item or specialty such as a bakery, the municipal borders of a butcher, or jeweler. Retail stores in “older” inner-ring community. A community may communities are indicative of a time when people walked more have a number of different trade areas depending on different and shopped closer to home and stores had a smaller trade area. market segments or customers or Residential neighborhoods were located immediately behind the different types of products and retail corridors making it difficult to expand to accommodate more businesses. Three common market parking spaces or increased floor area. segments are local residents, daytime workers, and tourists. In contrast, retail locations in “newer”, outer-ring communities There are a number of approaches were zoned to reflect new suburban retail formats that depended to conducting a trade area upon size and easy access, with stores intentionally concentrated in analysis. While each approach is nodes. Shopping centers evolved into destination shopping geographic based; the methods to 1 define the trade area vary. marketplaces . Over the last few decades, retail stores have continued to increase in size and expand the selection of goods under one roof. Big box stores such as Wal-Mart and “category killers” such as Toys R Us have proliferated and continue to change the retail landscape.
Retail Trade Areas A review of Westlake’s trade area within the Study Area was done in order to understand the geographic reach of its retail market. Typically, real estate professionals conduct trade area analyses to evaluate key locations and market opportunities as well as to characterize store patronage and demographics. While retail trade area analysis and site evaluation are often related and complementary, a trade area analysis is different in that it provides some insight into the geographic draw of existing retail businesses and the distances patrons are willing to drive.
The size of a trade area can differ depending on the type of store and the density of customers surrounding it. In general, the size of a trading area is a function of: The type of goods offered. Specialty stores draw from a larger trading area than convenience stores because consumers are willing to travel greater distances to acquire specialty goods. The size of the store and the extent of the mix of merchandise. Larger retailers have greater drawing power than do smaller stores with less selection. The size and compatibility of retail clusters. Many larger compatible retailers cluster together create greater attraction than smaller, non-compatible retail clusters. For instance, if two convenience-type stores such as video stores are located too close together, their respective trading areas may shrink because they offer the same merchandise. On the other
1 As the Retail World Turns: Changing Consumer Behavior and Demographics Drive New Retail Concepts. Kimberly Lamb. Journal of Property Management, September 1, 2003.
100 Westlake 2009/2010 Market Analysis hand, if several specialty stores or car dealers locate in the same area their trading areas may be expanded since the clustering of similar shopping goods draw more people to the area.
The level of competition also affects the size of the trading area. The level of competition can be defined as understored, saturated, or overstored trade areas. An understored trading area has too few stores selling a specific good or service to satisfy the needs of the population. Saturated trading areas offer customers a good selection of goods and services, while allowing competing retailers to make a reasonable profit. Finally, an overstored area has so many stores selling a specific good or service that some stores will fail. Also, it is possible to be overstored in some retail goods and understored in others. Given the changing nature of retail, saturated retail areas can quickly become overstored and no one will be able to make a profit. In order to survive in a saturated market it is necessary for existing retailers to capture their share of the market and retain it.
Map 9 provides some insight into the range in geographic reach of Westlake’s retail and commercial businesses within the eight-city Study Area. One-mile, three-mile and five-mile rings using Crocker Park as the center are depicted to show the geographic reach of different types of retail businesses within each radial. The one-mile radius, typical of a gas station’s trade area, encompasses just a small section within the heart of Westlake, while a three-mile radius, typical of a grocery store’s trade area, encompasses most of Westlake and Bay Village as well as the northern section of North Olmsted. A five-mile radius, which is the draw for many specialty stores, encompasses the five
Map 9. Generalized Analysis of Trade Area, City of Westlake/Crocker Park
Westlake 2009/2010 Market Analysis 101 Cuyahoga County communities in the Study Area and the eastern half of the city of Avon. Very little of North Ridgeville and a portion of Avon Lake fall within a five-mile radius using Crocker Park as the center.
The shading in Map 9 also illustrates the geographic scope of a ten minute estimated drive time, again using Crocker Park as the map’s center. As the map shows, the 10-minute drive time roughly corresponds with the five-mile radius, and also includes the western portion of the city of Lakewood and a portion of the western section of Avon. These additional geographies can be attributed to Interstate-90 which affords readily accessible on- and off-ramps and fast vehicular movement.
Two additional rings showing 10-mile and 17-mile radii illustrate the larger estimated geographic reach of the retail stores at the Crocker Park Mixed-Use Center. Stark Enterprises, the developer of Crocker Park, promotes and markets Crocker Park as having a primary trade area of over one million persons. Using Census 2000 data, the latest available for detailed information on a block group level, the population of one million is shown in the green outline. Using the population as a guide, this roughly translates into a 17-mile ring and includes many communities outside of the Study Area. For reference, a 10-mile radius is also shown. As Map 9 illustrates, the geographic reach and marketing potential of Crocker Park is quite significant.
It is important to note that the 2010 population of the eight cities in the Study Area was approximately 191,300 or only 19% of the estimated trade area for Crocker Park, and that Great Northern Mall in North Olmsted, is likely to have a regional trade area that extends even further south. Thus, these two retail centers are supported by customers who come from well beyond the Study Area.
Daytime Population Spending Patterns According to a survey by the International Council of Shopping Centers, the spending behavior of office workers was highly influenced by the availability of retail facilities. Food purchases accounted for roughly half of all office workers’ expenditures and expenditures during the day were primarily on lunches and snacks. Three-fourths of the office workers reached their lunch destination in less than 10 minutes, and 85% of the suburban workers usually drove to their destination. Lunchtime activity was concentrated within a relatively short time span: 70% of all office workers took their lunch sometime between noon and 1:30 p.m. and were away from their desks an average of 51 minutes. Almost half (49%) took a full hour for lunch, while just under 40% took less time.
The survey also revealed that most office workers’ spending occurred after work. In fact, three- quarters of office respondents did not go directly home after work, choosing instead to first stop to buy groceries, go shopping, meet others for dinner or drinks, or go to the gym. However, the research also showed that only 12% of respondents stopped for dinner or drinks, and an even smaller proportion went shopping near their place of work. Whether office workers choose to do these activities closer to work or closer to home is likely a function of rush hour traffic congestion and the convenience of the facility.
102 Westlake 2009/2010 Market Analysis Retailing Characteristics Retailing is a convenient and comfortable way of selling goods and services. It differs from other types of businesses in that it involves a direct interface with the customer and is heavily dependent on consumer spending. There are many retail store formats including department stores, discount stores, specialty stores and even seasonal retailers. While one of the most vibrant industries2 in the marketplace, retailing is one of the most dynamic sectors given continually changing consumer tastes and preferences, more educated consumers in the market, and the rise of e-commerce.
Demographic profiling plays a critical role in understanding and predicting consumer demands and preferences. Understanding demographic trends such as the aging of the population, predicted labor force declines and emerging generation of online consumers can help retailers keep abreast of consumer disposition. Shopping preferences and spending vary among demographic groups and across multiple dimensions: age, income, gender, race/ethnicity, education, etc.
However, retail customers can be fickle when it comes to purchases. High unemployment, a difficult job market, and low consumer confidence have helped to reduce retail spending in recent years. Other negative factors impacting the retail sector include high healthcare costs, continued mortgage foreclosures, and tightening lending standards which reduce discretionary spending. In general, the recession has shifted consumer demand towards both quality and value. On the other hand, some consumers shop for recreation and make purchases without economic considerations. While buying behavior is not clearly understood, there are a few factors recognized by retailers in order to understand their customers and maximize sales. These include:
Accessibility - Generally, customers would rather shop at a nearby center than at distant one. Travel time and distance are generally more important for convenience goods than for shopping goods. According to the Neighborhood Business Development Methodology, developed by Michael E. Porter, a distinguished Harvard Business School Professor, customers will travel no more than five minutes or about two miles to reach a convenience outlet. Three-fourths of the customers of a large regional shopping center will drive 15 minutes or more to reach the shopping center.
Linkages - Consumers also tend to combine trips and complete multiple tasks in each trip in order to reduce the number of trips. When a shopping district allows customers to complete multiple tasks, it has stronger appeal to customers.
Newness - Consumer loyalty is relatively low. Shoppers tend to patronize stores that are new simply because of the newness of the space itself, though newer stores can also provide better amenities such as more or more convenient parking, better selection, sponsored activities and signage.
2.Retailing Concepts- Introduction J.P Bharanthi.
Westlake 2009/2010 Market Analysis 103 Retailers always face stiff competition but in an economic downturn when spending is reduced, a retailer needs to maintain a significant competitive advantage in order to stay profitable. More recently, retail stores have tried to entice customers by frequent buyer points, memberships and other special services to retain the customer's loyalty3. Retail location factors that can maximize a store’s profitability include:
Anchors - Retail stores tend to favor locations with a large tenant or anchor that has a greater capacity to draw people to the area. Traditional anchors include grocery stores and department stores but are a function of its size, extent of advertising, and diversity of its product offerings.
Concentrations - New retail development tends to gravitate towards existing retail concentrations where a critical mass of retail offerings currently exists. A larger concentration of stores tends to draw more shoppers and generate more sales.
Synergy - The ability of a retail store to attract customers is not simply a function of its own business; its success also depends on its interaction with other businesses in the district.
National vs. local - National retailers command larger trade areas. For instance, a Microsoft Apple Store has a much larger trade area than a local mom-and-pop retail computer store.
E-commerce will continue to impact traditional retail space. Transcending all global barriers, the Internet poses an ever-increasing challenge to traditional bricks-and-mortar, fixed location retail stores4. Growth in online shopping has been driven by the number of fast Internet connections in U.S. homes and businesses and savvy marketing of online giants like Amazon.com and e-commerce efforts of traditional retailers such as Home Depot and Wal-Mart. Even while the growth of total retail sales are projected to be sluggish over the next five years, Forrester Research, Inc. projects that online retail will increase at a 10% compounded annual growth rate, reaching 8% of all retail sales by 2015.5 The rise of the Internet may also lead to higher vacancy rates.
3 The Industry Handbook: The Retailing Industry, Investopedia. 4 InfoBurst Retail and Demographics, Urban Land Institute -ULI Europe. October, 2009. Edition 2. 5 The Shifting Retail Landscape, Larry Marks and Matthew Bauer, Development Strategies Review, Jan 2011.
104 Westlake 2009/2010 Market Analysis TECHNICAL REPORT
PART IV Understanding Market
Opportunities
Part IV. Understanding Market Opportunities discusses several key factors related to business development trends, business attraction, and business clustering from a national trend standpoint followed by an analysis of the types of business concentrations in Westlake.
Chapter 10 Trends and Issues
Chapter 11 Analysis of Business Clusters in Westlake
Chapter 12 Site Selection Criteria
CHAPTER 10 Trends and Issues
This Chapter examines the major characteristics of businesses in the U.S. in general and regionally. Over the last couple of decades, globalization, rapid technological advances, and fundamental changes to major industries are clearly changing the way businesses operate today.
National Trends Precipitated by the crash in the housing market that began in 2006, the 2007-2009 recession is the worst that the U.S. has experienced in decades.1 The financial crisis is described by the U.S. Treasury Department as the worst to hit the country in seven decades.2 Consumer spending plunged in December of 2008 as the recession worsened. As a result, many planned retail projects have been stalled, abandoned, or vacated as consumer demand has decreased. According to the January, 2009 Properties Magazine, U.S. retail store closures are at a six-year high and vacancy rates are expected to increase significantly. Highest rates of vacancy are expected in regional malls and lifestyle centers, and grocery-anchored shopping centers as retailers close weaker stores and concentrate on fewer stored in the strongest shopping centers. Restaurants have been the hardest hit from this economic downturn, with casual restaurants serving the middle-income suffering the greatest losses as the expendable income of the middle-class has declined.3
It is important to note, however, that even in this tough economic climate, some retailers are doing very well and have even seen sales increase. Those retailers that have done well are those that cater to the frugal consumer, such as Wal-Mart, dollar and discount stores, fast food places and other places that offer a cheaper solution to goods and services. Furthermore, the recession may prove to be beneficial for tenants in a variety of ways: rental rates are expected to fall by 20% or more during 2009 and savvy landlords may offer other incentives to fill vacancies. In many ways, the recession may balance the real estate market, making it more sustainable for current and future tenants.4
By the last quarter of 2009, the economy was showing signs of recovery. Personal incomes rose in November, 2009 at the fastest pace in six months while spending posted a second straight monthly increase according to the Commerce Department. The gain in incomes helped bolster spending, which rose 0.5 percent in November, 2009. Furthermore, the federal government is urging banks to do more to lend to small businesses, which the Obama administration sees as crucial to reducing unemployment and jumpstarting the economy. 5
It has been posited that during this bottoming out and slow recovery, consumer spending habits will be “reset,” in which the personal savings rate will increase and perhaps a rethinking of the meaning of value in the goods and services that are consumed. This process will likely have long-
1 This chapter was written in 2010 and is a snapshot of the state of the economy at that time. 2 There Will Be No 'Second Wave' Crisis. By Associated Press Business Staff, December 22, 2009. http://www.cleveland.com/business/index.ssf/2009/12/there_will_be_no_second_wave_c.html Accessed December 23, 2009. 3 Retail Market Trends, Grubb & Ellis Research, Summer 2009. 4 Ibid. 5 Ibid.
Westlake 2009/2010 Market Analysis 107 term consequences for retailers, developers, investors and consumers that will endure beyond the recession. For example, warehouses are suffering record vacancies as the consumer pullback and retail contagion constrict the goods distribution pipeline.
Other trends that were noted in 2008 and 2009 impacting retail include the infill and relocation of big-box stores; increased development surrounding universities; increased environmental awareness and green initiatives in the retail and business sector; and increased sales in the home improvement sector6.
There are some signs in the economy and the industrial market itself that the economic downturn could be approaching a bottom. While economists think the recession is over, the majority believe the recovery will be very sluggish, particularly in the labor market. Both imports and exports are on the rise as global trade resumes following steep drops in 2008. The increase in exports will support manufacturing- oriented markets such as parts of the Midwest. Retail sales have posted modest increases in the last months of 2009, which is significant for markets where retailers locate their distribution centers. The Freight Transportation Services Index (TSI) rose 0.7 percent in August 2009 compared with July 2009, the second consecutive monthly increase according to the U.S. Department of Transportation's Bureau of Transportation Statistics. This is a sign that retailers, wholesalers and manufacturers are restocking depleted inventory levels and that demand for business capital goods is beginning to recover. Weekly jobless claims, though still elevated, have declined from the peak in the summer of 2009. In Cleveland, the defense, aeronautical and biomed/ healthcare sectors have been expanding.
For a sustained recovery, employers must start adding jobs, yet the total number of jobs in the U.S. is not expected to return to pre-recession levels until 2013. Due to the ripple effect on the need for office space, the office vacancy rate will not return to equilibrium until perhaps 2014. However, there are a few new high-paying employment incubators that will spur recovery and tenant demand: Technology: Engineers and scientists will be highly coveted to develop novel computer software and green energy systems, and revamp dated infrastructure. New high-tech products can increase U.S. exports to burgeoning global markets. Health care: An aging population will need more medical services from doctors, nurses, therapists, and caregivers. Biotech and drug companies benefit from increased demand for remedies and cures. Education: More teachers are needed to educate engineers, scientists, and physicians for high-paying brainpower jobs that can lead to industry breakthroughs and innovation.
6 http://hamulak.blogspot.com/2007/11/retail-market-overview-2008.html
108 Westlake 2009/2010 Market Analysis Regional Trends Figure 33. Northeast Ohio Region Northeast Ohio has been hit hard by the international recession as well. Team NEO which was created in 2007 to advance Northeast Ohio’s economy by attracting businesses worldwide to the 16-county Cleveland Plus region publishes quarterly reports on current trends in its 16 county region. According to its September 2009 report, employment is down approximately 6% from 2008. The region’s unemployment rate increased to 10.6% by the end of June, 2009, which was lower than the state’s rate of 11.2%, but higher than the national rate of 9.9%. Since then there has been a slowing in the unemployment claims.
Demand for Industrial Space According the Team NEO’s quarterly report, there has been a generally increasing amount of occupied industrial space in the 16 county region, see Figure 29. The vacancy rate increased slightly in the region, yet remained low at 7.5% compared to the vacancy rates between 2005 and 2007. However, the vacancy rate is below the national average of 9.58%.
According to the Colliers Ostendorf-Morris Second Quarter, 2009 Industrial Market report, Westlake is in the West Industrial Submarket, which had one of the region’s lowest industrial vacancy rates of 4.00% at the end of the first quarter of 2009. Lorain County was reported to have a 14.40% vacancy rate for this same period, which was the highest for the region.
Figure 34.
Westlake 2009/2010 Market Analysis 109 Demand for Office Space According to the Colliers Ostendorf-Morris Second Quarter, 2009 Office Market report, the Cleveland office market vacancy rate for office buildings of 10,000 square feet or more was 12.22%. The Grubb & Ellis Second Quarter, 2009 Office Trends Report for Cleveland reported a vacancy rate of 20.0% for office buildings of 20,000 square feet or more in the Northeast Ohio region. Vacancy rates were higher for Class C office space, 26.7%, which is not surprising because as rental rates decline tenants tend to take the opportunity to move to a higher class of building causing Class B and C markets to lose occupancy.
Regional Growth in Retail Space Employment directly corresponds to retail growth in the region, and with the rise in unemployment, the retail sector has been heavily impacted as noted above. According to research from Cleveland State University, the retail space in seven counties of the Northeast Ohio region grew by 22% from 2000 to 2007. Shopping goods and services made the most significant gains in the region at 30%. Lorain County grew at a 32% rate, and Cuyahoga County was slightly less at 29%. However, with such sizeable growth in floor area without a corresponding population growth (see Figure 357), the number of retail vacancies is expected to increase.
Figure 35.
7 Northeast Ohio Retail Development Impacts. PDD 611 Planning Studio, Cleveland State University. Spring 2007, page 10
110 Westlake 2009/2010 Market Analysis Northeast Ohio Recent Growth Since its inception in 2007, Team NEO has attracted more than 20 new companies, 2,200 new jobs and more than $70M in annual payroll to Northeast Ohio, leading to a total regional annual impact of $150M. These new companies represent various industries and companies with as few as 25 employees up to 500 and more employees.8
Headquarters: Manufacturing: • Eaton – 177 new jobs • Hi-Stat – 225 new jobs • TechniGraphics – 150 new jobs • Rotek – 150 new jobs • SP Data – 400 new jobs • Sigma USA – 145 new jobs • Snap-On Business Solutions – 50 new jobs • Republic Specialty Metals – 60 new jobs Technical R & D: IT + Finance + Insurance: • Bridgestone Technical Center – 600 jobs • Charles Schwab – 150 new jobs retained • Fidelity National – 200 new jobs • Wil Research Labs – 100 new jobs • Intuit Real Estate Solutions – 135 new jobs • m2m Imaging – 25 new jobs • Turning Technologies – 50 new jobs Bio Medical & Life Sciences: • Department of Defense Finance and • ViewRay – 93 new jobs Accounting Service – 1100 jobs by 2011 • Affymetrix – 61 new jobs Call Centers: • GammaStar – 35 new jobs • StarTek – 500 new jobs • Proxy Biomedical - 26 new jobs • InfoCision – 300 new jobs Food Processing: • DRD Inc – 250 new jobs • Shearers Foods – 180 new jobs • Smuckers – 150 new jobs • Schwebel Baking Co
Sectors with Potential for Growth High Tech Industries. According to NorTech, the high tech industry is growing faster than other industries in Northeast Ohio. By 2008, there were 181,190 jobs in the high tech sector, which represents 9.1% of the region’s economy. This is an increase of 6,500 jobs (3.7%) since 2004. In contrast, employment in non-high tech industries in Northeast Ohio declined 1.4% and lost 25,670 jobs. Average wages in Northeast Ohio’s high tech industries are $70,075 which is almost double those wages in Northeast Ohio’s non- high tech industries at $37,297.
The high tech industry is seen as a key component to advancing the region’s business growth and fostering talent development. Growth in high tech employment is a result of the state of Ohio’s Third Frontier program aimed at investing in research, technology commercialization, entrepreneurship, venture capital formation and education in order to increase the region’s ability to compete on the global market.
Green Jobs. In recent years, there has been considerable discussion regarding the need for green jobs and alternative energy companies. In 2009, the federal government, as part of its stimulus
8 Cleveland Plus website, http://www.clevelandplusbusiness.com/
Westlake 2009/2010 Market Analysis 111 program, established grants for the creation of green jobs with the belief that the alternative energy sector could spark a new "industrial revolution." While there has rapid growth in the industry, employment in green businesses still makes up only half of one percent of all jobs.
Aerospace-Related Sector. Figure 36. Northeast Ohio gross regional product for the sector has grown 59% since 1993, and it now represents 24% of all manufacturing. Growth in the aerospace sector has also spawned growth in the industries that supply to the sector. More than 2,300 firms whose products and processes are instrumental to the aerospace sector are disbursed throughout the Northeast Ohio. The skills needed for this sophisticated sector are more advanced and reflected in 36% higher average wages than other industries in the region.
Professional, Scientific and Technical (PS&T) Services Sector. According to Team NEO, Northeast Ohio has become home to a number of professional, scientific and technical services companies. This sector, which includes biomedical researchers and software designers to architects and engineers, grew 79 percent from 1993 to 2008.9 Growth in this sector is fueled by the region’s strong heritage of invention, a strong base of significant research institutions, and a growing entrepreneurial sector, and this sector is a catalyst for more growth. Such jobs spawn innovation and new business that add value and wealth to the economy. A wide range of businesses are impacted by this employment sector; Energizer Holdings Inc. in Westlake and paint manufacturer Sherwin-Williams Co. in Cleveland, employ scores of researchers.
Biomedical Sector. Northeast Ohio’s bio sector has grown an average of 7.4% annually, outpacing the U.S. average of 6.8%. In the past 5 years, the State of Ohio has attracted $783.9 million in venture capital funds, and the Northeast Ohio region has attracted 60% of these funds: $493.2 million since 2006. Access to partners, customers and workforce is critical to product development support and clinical trials.
9 Growth in professional, scientific and technical sector is a bright spot in Northeast Ohio economy, by Tom Breckenridge/Plain Dealer Reporter, July 13, 2009
112 Westlake 2009/2010 Market Analysis Regional Efforts to Attract Investment In Northeast Ohio there are a number of organizations that are working to see that the region as a whole remains competitive. The philosophy is that the region as a whole shares many traits among the communities and it’s the region that is competing in the global economy rather than individual cities within the region. Organizations such as Team NEO and state programs such as the Ohio Development of Development’s program Ohio Hubs of Innovation and Opportunity are researching and implementing ways in which regions in Ohio are able leverage their resources to develop key industries, attract clusters of business, encourage investments, recruit workers and add jobs.
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114 Westlake 2009/2010 Market Analysis
CHAPTER 11 Analysis of Business Clusters in Westlake
In today’s globally-integrated and competitive world, business clustering is seen as a way to increase productivity, innovation, and attract new firms. First proposed in 1990 by Michael Porter, a professor at Harvard Business School, business clustering is a geographic concentration of interconnected businesses, suppliers, and associated institutions in a particular field. Understanding business concentrations is not only important for governments and other organizations to understand the tax base, but to also know where to focus a city or region’s economic development efforts.
North American Industry Classification System One way to understand business clustering is to look at concentrations of similar businesses using their industry code. The North American Industry Classification System1 (NAICS) is a collaborative effort between the United States, Mexico and Canada used to categorize industries, and replaces the Standard Industrial Code (SIC) format. The NAICS system uses a more detailed six digit code and classifies all economic activity into 20 industry sectors as compared to 10 industries under the old SIC system. While two-thirds of the SIC codes are relatively unchanged under the new NAICS system, numerous businesses were classified according to a new industry sector. Table 45 shows the NAICS code and title for all sectors of business.
Table 45. Industries Categorized by NAICS Codes. NAICS NAICS Industry Industry Code Code Agricultural, Forestry, Fishing, 11 53 Real Estate And Rental & Leasing Hunting 21 Mining 54 Professional, Scientific, & Technical Services
22 Utilities 55 Management Of Companies & Enterprises Administrative & Support And Waste Management & 23 Construction 56 Remediation Services 31‐33 Manufacturing 61 Educational Services
42 Wholesale Trade 62 Health Care And Social Assistance
44‐45 Retail Trade 71 Arts, Entertainment And Recreation
48‐49 Transportation & Warehousing 72 Accommodation And Food Service
51 Information 81 Other Services (Except Public Admin)
52 Finance And Insurance 92 Public Administration
1 NAICS replaces an earlier system called SIC (Standard Industrial Code) which was developed in the 1930’s when manufacturing dominated the U.S. economy.
Westlake 2009/2010 Market Analysis 115 Business Clusters In Westlake Business clustering is an important economic tool. Understanding where concentrations of businesses exist is important information that can be used to attract similar and/or complimentary retail, office and industrial businesses. To identify the most common types of businesses in Westlake, an analysis of businesses in the 2009 Inventory as classified by their SIC/NAICS codes was done. However, not all businesses in the 2009 Inventory had a corresponding code, which was provided in one of the original data sets that was used to create the baseline market inventory. Therefore, attempts were made to add SIC/NAICS codes when missing and to double-check their accuracy, particularly for office and industrial businesses.
The following analysis is based on the number of business establishments in Westlake. As Table 46 shows, comparison data for the Cleveland-Elyria-Mentor MSA, Ohio and USA were analyzed for perspective and to add value to the findings. While there are other ways to evaluate businesses concentrations (such as number of employees, total square footage or annual sales receipts) the number of establishments represents a consistent way to measure concentrations within a certain industry sector among different geographies. However, there are a number of caveats with the data, as outlined in the Table’s footnotes.
In general, the Cleveland-Elyria-Mentor Metropolitan Statistical Area (MSA), the state of Ohio, and the nation as a whole are similar in their overall composition of businesses. However, Westlake differs from these larger geographies in a number of significant areas. Westlake has ten times more Utility establishments, three to four times more Education-related businesses, 40% more Health care, and 20% more Finance establishments. On the other hand, Westlake has 50% fewer Construction and Information-related establishments, and 33% as much transportation and warehouse businesses. These differences distinguish Westlake from other cities and geographies, and give insight as to where the City could try to attract or build on certain business types.
While the overall pattern among the top five industries is similar throughout the different geographies, Westlake stands out as a clear leader with higher percentages among NAICS 81 - Other Services (which include both miscellaneous retail and office-related sectors) and NAICS 62 - Health Care and Social Assistance which both exceed the relative percentage of these businesses in the other three geographies. Healthcare-related industries dominate the city of Westlake with 157 total establishments identified and which occupy the largest percentage of the City’s industries at 14%. A street view of Crocker Park
While retail trade is the second largest percentage of businesses in the city of Westlake at 12.3%, it is less than the three other geographies analyzed, and much less than the state of Ohio which has the highest total percentage at 15.6%.
Westlake has a large percentage of offices performing Professional, Scientific, and Technical Services (NAICS 54) at 12.1% of the total, and Finance and Insurance firms Offices located in Westlake, Ohio 116 Westlake 2009/2010 Market Analysis (NAICS 52) at 9.6% which is primarily attributed to Attorneys, Accountants, Engineering, and Computer-related firms. Compared to the other geographies and especially the U.S.A. as a whole at 10.0%, Westlake has far fewer firms in the Construction industry at 3.6%.
Table 46. NAICS Code Analysis, Westlake compared to Different Levels of Geography. Cleve‐Elyria‐Mentor OHIO U.S.A. Westlake MSA Establishments Establishments Industry description Establishments NAICS Establishments code # % # % # % # % Mining, quarrying, and oil 21 3 0.3% 128 0.2% 669 0.3% 22,667 0.3% and gas extraction 22 Utilities 22 2.0% 65 0.1% 610 0.2% 16,578 0.2% 23 Construction 40 3.6% 4,386 8.2% 22,937 8.9% 729,345 10.0% 31‐33 Manufacturing 61 5.4% 3,774 7.0% 16,237 6.3% 293,919 4.0% 42 Wholesale trade 65 5.8% 3,869 7.2% 15,332 6.0% 432,094 5.9% 44‐45 Retail trade 138 12.3% 7,396 13.8% 40,075 15.6% 1,122,703 15.4% Transportation and 48‐49 10 0.9% 1,341 2.5% 7,612 3.0% 217,926 3.0% warehousing 51 Information 11 1.0% 837 1.6% 4,199 1.6% 141,566 1.9% 52 Finance and insurance 108 9.6% 4,013 7.5% 19,047 7.4% 503,156 6.9% Real estate and rental and 53 39 3.5% 2,258 4.2% 10,973 4.3% 382,725 5.3% leasing Professional, scientific, and 54 136 12.1% 6,181 11.5% 25,083 9.8% 844,552 11.6% technical services Management of companies 55 13 1.2% 367 0.7% 1,921 0.7% 51,069 0.7% and enterprises Administrative and Support 56 and Waste Management and 48 4.3% 3,431 6.4% 14,208 5.5% 389,073 5.3% Remediation Services 61 Educational services 29 2.6% 437 0.8% 1,874 0.7% 61,385 0.8% Health care and social 62 157 14.0% 5,520 10.3% 27,965 10.9% 779,074 10.7% assistance Arts, entertainment, and 71 16 1.4% 768 1.4% 4,077 1.6% 123,965 1.7% recreation Accommodation and Food 72 96 8.6% 4,714 8.8% 23,959 9.3% 634,361 8.7% Services Other services 81 (except public 128 11.4% 4,195 7.8% 20,349 7.9% 537,820 7.4% administration)
TOTAL 1,120 100.0% 53,680 100.0% 257,127 100.0% 7,283,978 100.0%
Notes: The following types of businesses are not included in the analysis because they were not included in the 2009 Inventory: NAICS 33 ‐ Unclassified businesses NAICS 11 ‐ Agricultural, Forestry, Fishing & Hunting NAICS 92 ‐ Public Administration Data in this table represent those available when this report was created; data may not be available for all NAICS industries or geographies. Data in this table are subject to employment‐ and/or sales‐size minimums that vary by industry. Number of Establishments from the 2009 Westlake Market Inventory, based on SIC/NAICS code derived from Criss+Cross Plus database, Haines and Co. Source: U.S. Bureau of the Census, 2007 Economic Census. Data based on the 2007 Economic Census and the 2007 Nonemployer Statistics.
Westlake 2009/2010 Market Analysis 117 Westlake also has much lower percentages of businesses in both the manufacturing (NAICS 31-33) and the wholesale (NAICS 42) trades. In general, manufacturing businesses are primarily engaged in the mechanical, physical, or chemical transformation of materials into new materials, substances or components of new products. Of the manufacturing businesses in Westlake, there are several businesses engaged in fabricated metal products manufacturing. Many of these LiteLite Gauge Gauge Metals, Metals, Westlake, Westlake, Ohio Ohio establishments occupy vast amounts of floor area. Westlake also has a number of advanced manufacturers such as medical equipment manufacturing and precision measuring devices firms that support the growing healthcare field. Typically, these businesses combine innovations in automation and often a highly skilled workforce which often results in high wage jobs and productivity.
Wholesale Trade industries are establishments primarily engaged in wholesaling merchandise, generally durable and nondurable goods. These warehouses and offices are characterized by having little or no display of merchandise, Ohio Building Mart, Westlake, Ohio and neither the design nor the location of the premises is intended to solicit walk-in traffic. Westlake has a relatively high number of merchant wholesalers of durable goods. Specifically, there is a concentration of businesses that supply lumber, stone and construction-related materials to contractors. However, it should be noted that these types of wholesale businesses serve a variety of markets and end-users.
Westlake has also been successful in attracting “new economy” businesses. New economy businesses are less manufacturing-based and more information and communication technology- based. The most significant information technology growth has been Hyland Software which has expanded multiple times since 2001, growing from 139 employees in 2001 to 764 employees at the end of 2009. In November, 2009, Westlake officials welcomed Blue Spark Technologies, an advanced battery technology firm to new office and manufacturing space located on Sharon Drive.
Figure 37 includes a series of maps of Westlake illustrating the distribution of non-retail businesses within the top eight highest concentrations of industry according to NAICS. Because land uses are dictated by zoning, it is not surprising to find manufacturing and wholesale firms are concentrated in the northern end of the City, but that is also true for Finance & Insurance, Professional, Scientific and Technical Services and Administrative Support and Waste Management. In contrast, Healthcare & Social Assistance firms have tended to cluster along Center Ridge Road and the eastern half of Detroit Road.
118 Westlake 2009/2010 Market Analysis Figure 37. Distribution of Westlake Businesses by NAICS.
Westlake 2009/2010 Market Analysis 119 Figure 38 shows the seven categories with the largest number of establishments in Westlake from 1997 to 2007. Data from the U.S. Economic Census, conducted every five years, shows that several industry sectors in Westlake are growing, based on an increase in the number of establishments. Since 1997 Healthcare and Social Assistance establishments have doubled (51%) and Accommodations and Food Service establishments have nearly doubled at 44% in Westlake. Other categories that increased over the ten-year timeframe include Professional, Scientific and Technical Services (36%) and Other Services (33%) - which include miscellaneous services and activities such as equipment and machinery repair; advocacy; drycleaning and laundry services; personal care services; pet care services; photofinishing services; and dating services2. Only wholesale trade industries in Westlake experienced a decline in the number of establishment over that same period.
Figure 38.
Change in Establishments 1997, 2002, and 2007, in Westlake
300
250
200
150
100
50
‐ Wholesale trade Retail trade Professional, Administrative & Healthcare & Accommodations Other Services ‐ (NAICS 42) (NAICS 44‐45) Scientific & Support, Waste Social Assistance & Food Service except Public Technical Svcs Mngt & Remed. (NAICS 62) (NAICS 72) Administration (NAICS 54) Svcs (NAICS 56) (NAICS 81)
1997 2002 2007
2 NAICS North American Industry Classification System.
120 Westlake 2009/2010 Market Analysis
CHAPTER 12 Site Selection Criteria
“Location, location, and location” is the well known and often cited phrase describing the number one rule in real estate. Yet there are many factors that are evaluated by potential developers and business owners when selecting any site for a new development project. Understanding these key considerations will assist in evaluating the ability of existing vacant land to meet the needs of potential retail, commercial, office and industrial uses within Westlake.
Although there are certain industry-specific site selection criteria which are widely embraced by real estate professionals and discussed below, more and more, there are fewer differences in site selection criteria among the general business types: retail, office and industrial.
At the very core, many business location decisions are fundamentally based upon key demographic factors that include population size and household income. Still, other factors which are important drivers for most companies when siting facilities include labor availability, parking, technology, energy costs and availability, transportation and accessibility and the local corporate tax structure.
Another fundamental criterion of site selection is zoning. Having the appropriate zoning in place is fundamental to ensuring that the community is prepared to accommodate the types of businesses it most desires. A community that fails to meet this preparedness requirement will only be frustrated at their inability to attract development. Zoning assures that a firm is locating a facility in the area of the community where public officials and residents desire the proposed activity, and that the approval process will cause the least conflict for residential and commercial areas. As such, businesses looking to build new facilities are often trying to meet ambitious construction schedules. Businesses may refuse to consider an otherwise suitable site if it needs to be rezoned to accommodate the desired use.
While there are many specific and concrete factors that businesses consider when locating a business, there are also soft, intangible considerations that may influence a company’s decision. One example is the presence of an innovative environment or culture. Typically found near universities, research facilities and leading-edge companies, these “clusters of innovation” are desirable to many start-up companies. Additionally, a community that is home to a college can benefit from the college as an economic development tool in attracting jobs, providing entrepreneurship and training programs, and stimulating other potential spin-off development.
Because of the complexity of factors at play, some organizations draw upon sophisticated site- selection software and service companies to assist them in locating or expanding a business or chain. Numerous site-selection technology companies such as Buxton Co, Claritas Inc, geoVue Inc, and SRC, LLC allow companies and organizations to generate their own detailed market analyses, thereby lessening the timeframe and reliance on real estate brokers to guide them through the site-selection process.1
1 National Real Estate Investor, John Egan, May, 2007, Site Selection: The Secret Sauce.
Westlake 2009/2010 Market Analysis 121 In addition to such basic considerations noted above, each business or industry has particular needs that cause a specific site to be more appropriate for their uses than another. Below is a discussion of the three main industry types - Retail, Office and Industrial - and the site selection factors that are unique to each of them, culled from the National Association of Realtors.
Retail Site Selection Factors Many factors influence a retail business’s decision to locate in existing markets or expand in new ones. The primary driver in retail site selection is consumer demand within the primary and secondary target market. However, other factors that affect a firm’s decision to locate retail include appropriate zoning, shopping patterns and consumer demands, the concentration of other competitors as well as the presence of complementary businesses, availability of parking, physical location, traffic flow and visibility, among others.
Retail chains and establishments often site a new store location based on the size of the area’s daytime population and, depending on the product or service, on the potential of high-spending core customers. Retail businesses that have an understanding of their primary target market will then seek locations in areas with those characteristics.
Different business types have different trade areas. For instance, convenience-related goods and services such as grocery stores and gasoline have smaller trade areas as compared to other retail businesses or shopping centers such as Crocker Park, which have a larger, more regional trade area.
A key site selection criterion for retail establishments is parking. The availability of parking for retail locations is important because of the large turnover of shoppers. Retailers that provide adequate parking are typically more successful than places with limited parking.
Attractive rental rates, as well as the physical location of the site, can influence a retail business’s location decision. In many situations, it is the location’s physical location and it attributes that is the leading factor that will guide the final determination. For example, if a particular location has undesirable characteristics, such as poor visibility or restricted access for patrons, then low rent becomes less an incentive to locate on that site. In down market economies, tenants have the upper hand negotiating leasing and incentives, as compared to robust economies where lease terms and rates are often higher and more competitive.
While certain retail businesses that sell essential or convenience items such as gas stations and drug stores, are less concerned about proximity to rival businesses, other retail establishments strongly consider the presence of similar competitors already in the market as part of their site selection decision. Successful retail businesses will look to fill a void in the marketplace and capture sales where there is little to no competition.
Lastly, some retail establishments, especially retail chains, may desire locations where incentives are available. Whether it is a storefront renovation program grant, tax abatement, or a government sponsored incentive program, retail businesses can be persuaded to locate in an area where financial incentives are available.
122 Westlake 2009/2010 Market Analysis Office Site Selection Factors Site selection for offices is similar to many retail businesses, except it has a larger focus on employees. Other key site selection criteria relevant to offices are cost and location as well as technological accommodations, proximity to retail and restaurants, highway access, parking availability, and amenities.
The availability of a competent workforce is often a primary driving factor when offices look to locate in a specific geography. Offices are less concerned with visibility on the street or proximity to competitors, but are largely driven by a workforce that is educated and skilled, or can be trained. However, offices typically draw from a larger geography in order to attract a qualified workforce. Therefore, highway access is an important factor as office tenants tend to attract employees from not just within but beyond the host municipality. Office tenants also desire highway access to attract future employees and need easy highway access in order to interface one-on-one with clients and customers.
Attractive rental rates are another key site selection criteria for office tenants. Office tenants are sensitive to overall cost, lease rates and value, especially in a down market. A depressed market creates the opportunity for the user to lock into long-term leases at bargain rates compared to peak market levels prior to the recession. Currently, there is more office space than demand, so lease rates are relatively low while vacancies are high. However, local medical offices and healthcare properties have shown some resilience even with the current economic recession, according to the Grubb & Ellis Company.
Office site selection is also more technologically driven. Technological needs such as high speed internet access including T1 lines and sophisticated fiber-optics are the norm now as compared to a decade ago. The increased use of technology changes the dynamic of office site selection somewhat because it makes it less critical that office tenants be physically located in proximity to its clients and customers as compared to years past.
Proximity to retail and restaurants is a site selection factor unique to offices. Because office tenants prefer access to prepared food and have a greater need to entertain clients, access to restaurants is often important. Although not a primary driver, site amenities have become a more important factor for siting office tenants. Features such as on-site food services, banking, day care and/or health-club facilities, and gift shops can influence the decision to locate in a particular building.
Depending on the size of the firm and the number of staff that it employs, parking may be a site selection criterion, although not usually a primary driver. Suburban tenants are more likely to expect parking to be included in the lease than offices located downtown in the central business district. Access to mass transit may also be a factor for high density office tenants, especially given rising gas prices, congested freeways, longer commutes, and parking constraints.
Industrial Site Selection Factors Site selection factors unique to industrial businesses revolve around land considerations and characteristics including land availability, zoning, environmental regulations, infrastructure, and tax incentives. While industrial businesses also consider some of the same site selection factors such as retail and office businesses – such as a competent workforce and highway access, industrial site selection is much more heavily influenced by characteristics of the property. There may be one or
Westlake 2009/2010 Market Analysis 123 two criteria that are more important to a certain type of industry than to others. For example, for some manufacturers proximity to customers or raw materials (or both) gets top consideration when choosing an expansion or relocation site. Yet rail and highway access may dominate the decision- making when shipping costs or time-to-market are at issue.
A primary driver of site selection for industry is a cost-competitive location. Industrial businesses tend to look for land availability first and consider construction costs if the site is vacant, or occupancy costs if it’s an existing structure. Industrial businesses also typically have larger land needs for manufacturing processes and equipment and require relatively big parcels.
Zoning and environmental regulations will also heavily influence industrial site selection decisions. Appropriate zoning is key because it determines the type and extent of operations allowed in the host municipality. Some communities can accommodate different types of industry better or have stronger standards given their zoning code rules and regulations. As well, environmental regulations can also play a role in site selection, i.e. limits on air emissions or water discharges. However, industrial businesses are subject to environmental regulations beyond the jurisdiction of the host municipality - regional, state and federal regulations can also influence industrial site selection decisions. Topography of the site is also an important factor. Companies usually seek fairly level sites with adequate drainage to avoid standing water and to decrease the cost of site work.
Energy availability and infrastructure costs are another site selection factor that is more important for industrial businesses. Typically, manufacturing businesses and heavy industry are larger facilities and also have higher energy needs. While “greenfield” properties typically have lower land costs, they may lack necessary infrastructure improvements to support industrial business such as roads, railways, freeway interchanges, and power, sewer and water lines.
Highway accessibility is also an important factor. Industrial businesses require proximity to highways for many reasons. A Fact Sheet published by the Ohio State University Extension Community Development series notes that industrial sites should be located adjacent to a state highway, preferably within ten miles of a four-lane highway. In general, industrial businesses look for proximity to the freeway system in order to be accessible to employees, key customers, and growing markets, and in order to accommodate large volumes of truck traffic. Municipalities often zone for industrial land uses near highways because it affords a buffer from other land uses.
For certain types of industry, rail access is vital in order to transport freight, materials and manufactured goods. Logistics has become a key topic for any business involved in shipping and receiving goods. Computer, biotech, telecommunications, medical, electronic, and other industrial businesses which are moving goods to the US from overseas manufacturing bases favor intermodal movement of these goods because it is less expensive than trucking them over long distances.
Access to a skilled and educated workforce can also help drive industrial site selection. While some businesses are indifferent to the educational attainment of their workers, more and more, especially newer industries look to areas with a skilled labor force. High tech industry requires highly skilled labor. On the other hand, some industries are expressly interested in the availability of training programs. However, a trend among many industrial businesses has been to locate to areas with inexpensive labor costs, particularly overseas.
124 Westlake 2009/2010 Market Analysis State and local economic development incentives can entice an industrial business to locate in a specific place that it might not otherwise consider without a financial incentive. Governmental incentive programs help bolster municipal offerings such as tax abatement, grants and low-interest financing. Incentives are also important because they can have an impact on other factors, i.e. employee-training grants can lessen labor cost; electric power and natural gas riders can impact energy costs.
Another important site selection factor that industrial businesses consider is the tax rates and tax structure of a locality. Many industrial firms compare a state’s tax burden (e.g. real estate taxes, income taxes, and sales taxes) when considering location decisions. In recent years, Ohio has been easing its tax burden in order to become more competitive: in 2009, both the tangible property tax on machinery, equipment and inventory and the corporation franchise tax were entirely phased out. Ohio House Bill 66, which legislated these tax changes, was passed to help encourage growth among Ohio businesses.
Knowing the criteria used by developers and business owners when selecting sites for investment and future development enables the City to develop land use policies, zoning districts and standards and economic development strategies that can be targeted to the types of businesses and industries that are most consistent with the City’s goals.
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126 Westlake 2009/2010 Market Analysis TECHNICAL REPORT
PART V Supporting and Supplemental
Analysis
Part V. Supporting and Supplemental Analysis presents the demographic and residential data collected and analyzed to gain a thorough understanding of existing conditions and current trends in Westlake and the Study Area. The results of the analyses contained in these two chapters are used throughout other chapters of the report.
Chapter 13 Existing and Projected Demographics
Chapter 14 Residential Development Potential in the Study Area
CHAPTER 13 Existing and Projected Demographics This chapter examines the major demographic characteristics of the general population over the last several decades, and also highlights the major demographic trends that are anticipated to American Community Survey (ACS) occur through 2030, where available. A more detailed analysis is Estimates. In 2009, two types of then provided for Westlake and the eight-city Study Area, estimates became available from providing an update to the demographic statistics included in the the American Community Survey (ACS): 1‐year estimates that are 1995 Commercial Market Analysis. based on data collected in a single year and 3‐year estimates that are Using the 1995 Market Analysis as a guide, the CPC has provided based on data collected in three updated tables and charts with data from the 2010 Census, which consecutive years. became available at the end of the study. However, detailed 2010 One‐Year Estimates. The 2008 Census statistics such as age, income, and housing tenure were not ACS 1‐year estimates are based on yet available and so this chapter was supplemented as much as data collected between January possible with other additional public information, such as estimates 2008 and December 2008, but are published only for geographic provided from the U.S. Census Bureau’s American Community areas with populations of 65,000 Survey (ACS). or greater. These figures were used for reporting data at the As a cautionary note, the estimates provided by the ACS are based county level. on a sample and are subject to sampling variability. The full Three‐Year Estimates. The 2006‐ American Community Survey reports indicate the margins of error 2008 ACS 3‐year estimates are for each of the characteristics reported.1 based on data collected between January 2006 and December 2008 and represent the average General Population Trends characteristics over the 3‐year period. Monetary values for the Nationally, the U.S. population increased by 13.2% from 1990- ACS 3‐year estimates are inflation 2 2000, from 248.7 million persons to 281.4 million persons. Data adjusted to the final year of the from the 2010 Census indicate that the U.S. population has grown period. For example, the 2006‐ 9.7% since 2000 to 308.7 million3 and is expected to increase 2008 ACS 3‐year income estimates 4 are tabulated by adjusting the another 23% to 373.5 million persons by 2030 . 2006 and 2007 income estimates to 2008 dollars using the national Despite the continuing growth nationally, population growth has Consumer Price Index. The ACS 3‐ not been uniform across the U.S. Large population increases have year estimates are only published occurred in some regions, while little growth has occurred in for geographic areas with others. From 2000 to 2010, regional growth was much faster for populations of 20,000 or greater, which includes only four out the the South and West (14.3 and 13.8 percent, respectively) than for eight cities in the Study Area: Avon 5 the Midwest (3.9 percent) and Northeast (3.2 percent) . Although Lake, North Olmsted, North the U.S. population continued to grow in metropolitan areas, Ridgeville and Westlake.
1 American Community Survey Reports are available from the U.S. Census Bureau. http://factfinder.census.gov 2 U.S. Census Bureau, Census of Population, 1990 (STF1, P001) and 2000 (SF1, P.1). 3 U.S. Census Bureau, Population and Housing Occupancy Status for the United States. 2010 Census National Summary file of Redistricting Data. 4 U.S. Census Bureau, Population Division, Table 1, Projections of the Population and Components of Change for the United States: 2010 to 2050 (NP2008-T1), August 14, 2008. 5 U.S. Census Bureau, Population Distribution and Change 2000 to 2010; 2010 Census Briefs, March 2011.
Westlake 2009/2010 Market Analysis 129 growth has primarily occurred in the suburbs surrounding central cities rather than within the central cities themselves6. Similar patterns of growth, stabilization and decline were reflected in the 2010 Census. According to the U.S. Census Bureau, population growth in Ohio has been less robust than the nation as a whole, exhibiting a 4.7% increase from 1990 to 2000, and just a 1.6% increase from 2000-2010. In fact, Ohio had one of the slowest rates of growth since 2000, ranking 47th. Contrary to both the nation and the state, Northeast Ohio has been losing population since 1990, though some counties have experienced population growth that varied from strong to moderate. County population data from 1990 to 2010 indicate a slight regional decline (-1.2%) with internal redistribution of population as a result of population migrating from Cuyahoga County to the other four counties in the region. The population shift is even more pronounced since 2000. As Table 47 shows, Cuyahoga County lost over 113,000 people (8%) from 2000 to 2010, while four of the adjoining counties continued to see increases ranging from 1% to 14%. According to analysis conducted by the Northeast Ohio Areawide Coordinating Agency (NOACA), Cuyahoga County’s continued population decline is due to negative net migration: between 2000 and 2002: for every one person gained from natural increase (e.g. births minus deaths) 2.5 persons moved out of the county7. However, population projections prepared by the Ohio Department of Development in 2003 (the most recent available) show that the five-county NOACA region is expected to have a population of 4.64 million persons by 2030, a 1.0% increase over the 30-year period.8
Table 47. Regional Population Trends
1990‐2000 change 2000‐2010 change 1990 2000 2010 # % # % 5‐County NOACA Region Cuyahoga County 1,412,140 1,393,978 ‐18,162 ‐1.3% 1,280,122 ‐113,856 ‐8.2% Geauga County 81,129 90,895 9,766 12.0% 93,389 2,494 2.7% Lake County 215,499 227,511 12,012 5.6% 230,041 2,530 1.1% Lorain County 271,126 284,664 13,538 5.0% 301,356 16,692 5.9% Medina County 122,354 151,095 28,741 23.5% 172,332 21,237 14.1% Regional Total 2,102,248 2,148,143 45,895 2.2% 2,077,240 ‐70,903 ‐3.3% Ohio 10,847,115 11,353,140 506,025 4.7% 11,536,504 183,364 1.6% Source: U.S. Census Bureau, Census of Population & Housing, 1990 and 2000; 2010 Census Redistricting Data (Public Law 94‐171) Summary File, Tables P1, P2, P3, P4, H1.
6 U.S. Census Bureau, Census Atlas of the United States, Series CENSR-29, 2007. 7 NOACA Technical Memorandum of County Population Estimates. May, 2003. 8 Projected Population: County Totals, 2005-2030, Issued by: Ohio Department of Development, Office of Strategic Research. March, 2003.
130 Westlake 2009/2010 Market Analysis General Population Age Trends Immigration and changes in fertility rates during the last century have greatly influenced the age composition of the population, both today and into the future. The population of the U.S. has been growing older, as evidenced by the continued increase in the median age. At the national level, the median age rose from 32.9 years in 1990 to 35.3 years in 2000 and to an estimated 36.8 years in 2008.9 Nationally, the median age is projected to increase to 38.7 years by 2030.10 Similar age dynamics are occurring throughout Ohio.11
By 2008, persons age 65 and over comprised nearly 13% of the nation’s population. The number of persons age 65 and over has continued to increase, in part due to medical advances and greater longevity, but, more importantly, because of the aging baby-boom generation (those born between 1946 and 1964). The number of persons age 65 and over is expected to double by 2030, with the result that older persons will comprise nearly 20% of the population. This change in age structure will present a significant challenge for communities and policy makers to meet the needs of these older individuals.12
General Household Composition Trends Nationally, the average household size has been declining for over six decades. In 1940, the average was 3.67 persons per household and, by 2000, it was 2.62 persons per household. The two major factors for the continuing decline include increases in the number of households and families with no children and the increase in the number of people who live alone. However, by 2010, the decline has slowed considerably, with a national average household size of 2.59. The average number of persons per family increased nationally between 2000 and 2010 from 3.14 to 3.24. Nationally, 27% of all households are maintained by persons living alone, up from 25% in 200013.
Figure 39.
9 U.S. Census Bureau, Age: 2000, Census 2000 Brief, issued October 2001, Table 2, page 6. May 14, 2009. 10 U.S. Census Bureau, Population Division, Table 12, Projections of the Population by Age and Sex for the United States: 2010 to 2050, (NP2008-T12), August 14, 2008. 11 U.S. Census Bureau, 1990 General Population Characteristics – Ohio, May 14, 2009. 12 U.S. Census Bureau, Current Population Reports, P23-209, 65+ in the United States: 2005, December 2005. 13 U.S. Census Bureau, Current Population Survey, 2010 Annual Social and Economic Supplement.
Westlake 2009/2010 Market Analysis 131 Nationally, family households as a proportion of all households continue to decline, though at a slow rate, from 70% to 67% by 2010. However, the number of family households with no children under age 18 is increasing – the percent is expect to climb from 50% to 60% of all families by 2010, primarily as a result of the increase in proportion of the population over 45 who are characterized as the empty-nest baby boomers.
The decline in household size has generally meant an increase in the number of households; however the overall rate of household growth has slowed due to slower population growth and fewer people starting their own household. Most new households are established by young adults as they move out on their own.
Demographic Trends for Westlake and Study Area The city of Westlake has experienced continued population growth during the last decades of the 20th century, when many other communities in Cuyahoga County were experiencing decline. Although the City experienced its smallest 10-year population gain (3.2%) since previous decennial census counts, Westlake’s population grew 21% from 1990-2010 and was the only Cuyahoga County community in the Study Area that did not experience a decline in population since 1990, as shown in Table 49.14
Table 48. Population Growth; 1910 – 2010. (Westlake)
Year Total Population Change (#) Change (%) 1910 1,554 ‐ ‐ 1920 1,754 200 12.9% 1930 2,453 699 39.9% 1940 3,200 747 30.5% 1950 4,912 1,712 53.5% 1960 12,906 7,994 162.7% 1970 15,689 2,783 21.6% 1980 19,483 3,794 24.2% 1990 27,018 7,535 38.7% 2000 31,719 4,701 17.4% 2010 32,729 1,010 3.2% Source: Westlake Inventory (1910 ‐ 1970). U.S. Bureau of the Census, Census of Population & Housing, 1980, 1990 and 2000; 2010 Census Redistricting Data (Public Law 94‐171) Summary File.
14 CAUTION. With the release of the 2010 Census statistics indicating a 3.2% increase in population for Westlake, it is evident that the 2006-2008 American Community Survey (ACS) population estimate, which indicated a declining population (31,356), was incorrect in its assumptions. As noted at the beginning of this chapter, detailed population and housing data for 2010 were not available at the final edit of this report so it was necessary to use the 2006-2008 ACS estimates for some tables in this chapter. For those tables, it is important to keep in mind the discrepancies between the 2008 estimate and the 2010 count.
132 Westlake 2009/2010 Market Analysis However, population growth in the Lorain County communities included in the Study Area has far exceeded growth in any community in Cuyahoga County. From 1990 to 2010, the city of Avon experienced a 189% increase in population, while Avon Lake and North Ridgeville had more modest growth of 50% and 37%, respectively. Rural counties abutting more urban counties have experienced similar trends in growth over the past decade across the country.
Table 49. Population Trends; 1990, 2000, and 2010. (Study Area)
Change 1990‐2000 Change 2000‐2010 % Change 1990 2000 2010 # % # % 1990‐2010
Avon 7,337 11,446 4,109 56.0% 21,193 9,747 85.2% 188.9%
Avon Lake 15,068 18,145 3,077 20.4% 22,581 4,436 24.4% 49.9%
Bay Village 17,000 16,087 (913) ‐5.4% 15,651 (436) ‐2.7% ‐7.9%
Fairview Park 18,028 17,572 (456) ‐2.5% 16,826 (746) ‐4.2% ‐6.7%
North Olmsted 34,204 34,113 (91) ‐0.3% 32,718 (1,395) ‐4.1% ‐4.3%
North Ridgeville 21,564 22,338 774 3.6% 29,465 7,127 31.9% 36.6%
Rocky River 20,410 20,735 325 1.6% 20,213 (522) ‐2.5% ‐1.0%
Westlake 27,018 31,719 4,701 17.4% 32,729 1,010 3.2% 21.1%
Total Study Area 160,629 172,155 11,526 7.2% 191,376 19,221 11.2% 19.1% Source: U.S. Bureau of the Census, Census of Population & Housing, 1990 and 2000. 2010 Census Redistricting Data Summary File.
Figure 40.
Westlake 2009/2010 Market Analysis 133 Although the population in the Study Area increased most dramatically in the communities of Lorain County—Avon, Avon Lake and North Ridgeville—the cities of Westlake and North Olmsted continue to have the largest percentages of population in the Study Area, 17.1% each. Table 50 and Figure 41 illustrate the distribution of population within the Study Area.
Table 50. Distribution of Population in the Study Area; 2000 and 2010 % of Study Area 1990 2010 Avon, Lorain Co 4.6% 11.1% Avon Lake, Lorain Co 9.4% 11.8% Bay Village, Cuyahoga Co 10.6% 8.2% Fairview Park, Cuyahoga Co 11.2% 8.8% North Olmsted, Cuyahoga Co 21.3% 17.1% North Ridgeville, Lorain Co 13.4% 15.4% Rocky River, Cuyahoga Co 12.7% 10.6% Westlake, Cuyahoga Co 16.8% 17.1% 5 Cuyahoga County Cities 72.6% 61.7% 3 Lorain County Cities 27.4% 38.3% Total Study Area 100.0% 100.0% Source: Westlake Inventory (1910 ‐ 1970). U.S. Bureau of the Census, Census of Population & Housing, 1980, 1990 and 2000; 2010 Census Redistricting Data (Public Law 94‐171) Summary File.
Figure 41.
134 Westlake 2009/2010 Market Analysis As noted previously, regional trends show a significant outmigration of population from Cuyahoga County to the surrounding counties. This trend is evident in Figure 42 which shows the change in the distribution of the population in the Study Area from 1990 to 2010.
Figure 42.
Westlake 2009/2010 Market Analysis 135 Table 51 indicates how the population of Westlake is growing older, with an increase in the median age and a growing percentage of older residents. Since 2000, the number of persons in the age groups of 15-24, 45-54, 55-64, and 65 and older all increased in size, while the other age groups have declined. The 55-64 age group increased the most during this time period, while the 35-44 age group decreased the most. Overall, according to the 2010 Census, the largest cohort of people in Westlake was people between the ages of 65 and older, comprising 19% of the total, followed closely by people aged 45 to 54 who comprised 16%. This shift towards an older age structure is concurrent to most other communities in Northeastern Ohio, due to several factors including outmigration of younger people, reductions in family size, and advances in health care that have extended life expectancy. Research shows that older persons spend less of their income on discretionary items and more on health care and leisure activities, while younger persons and families tend to spend more on comparison shopping goods such as high-tech electronics, furniture, and housewares.15
Table 51. Age Distribution; 1990, 2000 and 2010. (Westlake) Change 1990 2000 2010 Change from Age from 2000 Total % of Total % of 1990 ‐ Total % of – 2010 Persons Total Persons Total 2000 Persons Total 0‐4 years 1,614 6% 1,619 5% 5 1,481 5% ‐138 5‐14 years 3,749 14% 4,271 13% 522 4,118 13% ‐153 Subtotal 0‐14 5,363 20% 5,890 19% 527 5,599 17% ‐291 15‐24 years 2,920 11% 3,130 10% 210 3,315 10% 185 25‐34 4,108 15% 3,506 11% ‐602 3,356 10% ‐150 35‐44 4,642 17% 4,982 16% 340 4,074 12% ‐908 Subtotal 15‐44 11,670 43% 11,618 37% ‐52 10,745 33% ‐873 45‐54 3,332 12% 5,284 17% 1,952 5,299 16% 15 55‐64 2,460 9% 3,148 10% 688 4,863 15% 1,715 65 & Over 4,193 16% 5,779 18% 1,586 6,223 19% 444 Subtotal 45 & Over 9,985 37% 14,211 45% 4,226 16,385 50% 2,174 TOTAL 27,018 100% 31,719 100% 4,701 32,729 100% 1,373 Median Age 37.5 42 45 Source: U.S. Bureau of the Census, Census of Population, 1990, 2000 and 2010.
Table 52 indicates that the population in the Study Area is almost entirely racially homogenous, comprised of 93.9% residents who classify themselves as “White Alone”. However, it is important to note that the “White” race is comprised of significantly different cultural groups including those of Arab ancestry16, so the racial data does not necessarily capture the true diversity of a community. The next largest population group by race in the Study Area is the Asian population at 2.4%, and
15 The Young Adult Market: Generation X Grows Up, MarketResearch.com. July 1, 2001. 16 According to the US Census Bureau, “White” refers to people having origins in any of the original peoples of Europe, the Middle East, or North Africa. It includes people who indicated their race or races as “White” or wrote in entries such as Irish, German, Italian, Lebanese, Near Easterner, Arab, or Polish.
136 Westlake 2009/2010 Market Analysis the largest concentration of Asians is in Westlake. The next largest concentration is the Hispanic population in North Olmsted.
Table 52. Race and Hispanic Origin, 2010. (Study Area and Counties)
Black or African Some other Two or more Hispanic or White alone Asian alone Total American alone race alone* races Latino Persons # % # % # % # % # % # %
Avon 21,193 19,589 92.4 480 2.3 648 3.1 174 0.8 302 1.4 711 3.4
Avon Lake 22,581 21,620 95.7 248 1.1 283 1.3 122 0.5 308 1.4 544 2.4
Bay Village 15,651 15,177 97.0 85 0.5 145 0.9 73 0.5 171 1.1 251 1.6
Fairview Park 16,826 15,889 94.4 303 1.8 272 1.6 155 0.9 207 1.2 557 3.3
North Olmsted 32,718 30,307 92.6 642 2.0 879 2.7 349 1.1 541 1.7 1,136 3.5
North Ridgeville 29,465 27,982 95.0 429 1.5 356 1.2 232 0.8 466 1.6 973 3.3
Rocky River 20,213 19,295 95.5 204 1.0 359 1.8 97 0.5 258 1.3 367 1.8
Westlake 32,729 29,847 91.2 518 1.6 1,599 4.9 236 0.7 529 1.6 812 2.5
Study Area 191,376 179,706 93.9 2,909 1.5 4,541 2.4 1,438 0.8 2,782 1.5 2,464 1.4
Cuyahoga County 1,280,122 814,103 63.6 380,198 29.7 32,883 2.6 26202 2.0 26,736 2.1 61,240 4.8
Lorain County 301,356 255,410 84.8 25,799 8.6 2,811 0.9 8342 2.8 8,994 3.0 25,290 8.4 * Other Race Alone includes American Indian, Alaska Native, Native Hawaiian, and Other Pacific Islander. These races were combined with 'Other Race Alone' because they represented no more than 0.6% of the total population individually in any Study Area communities. Source: U.S. Bureau of the Census, 2010 Census Redistricting Data (Public Law 94‐171) Summary File ‐ QT‐PL.
Westlake is the most diverse community in the Study Area: in 2010, 8.8% of Westlake’s population identified themselves as non-white, up from 7.1% in 2000. Though the minority population remains a small percentage of Westlake’s population in 2010, the Asian population is the largest minority group with 1,599 people, while the Hispanic population more than doubled in size from 402 to 810. This was also the largest proportional increase of any one race, from 1.3% in 2000 to 2.5% in 2010.
Table 53. Race and Hispanic Origin, 2000 to 2010 Change. (Westlake) Black or African Some other Two or more Hispanic or White alone Asian alone Total American alone race alone* races Latino Persons # % # % # % # % # % # % 2000 31,719 29,477 92.9% 301 0.9% 1,332 4.2% 129 0.4% 480 1.5% 402 1.3% 2010 32,729 29,847 91.2% 518 1.6% 1,599 4.9% 236 0.7% 529 1.6% 812 2.5%
# change 1,010 370 217 267 107 49 410
% change 3.2% 1.3% 72.1% 20.0% 82.9% 10.2% 102.0% Source: U.S. Bureau of the Census, Census of Population & Housing, 2000; 2010 Census Redistricting Data (Public Law 94‐171) Summary File ‐ QT‐PL.
Westlake 2009/2010 Market Analysis 137 According to the 2006-2008 ACS, the ancestry of Westlake’s population has remained similar to the 1990 Census: the majority of Westlake’s population is from German and Irish ancestries, 29% and 23% respectively. Italian (12%), English (11%), Polish (7%) and Slovak (5%) ancestry were the next most reported by Westlake respondents. All other Westlake residents reported a wide range of 20 additional ancestry groups, ranging from 0.1% to 3.8% of the Westlake population.
Households The number of households in Westlake grew by 25% from 1990-2000 (from 10,262 to 12,826), which was the second largest increase among the Study Area communities. By 2010, there were 13,870 occupied housing units or households in Westlake, an increase of 8.1%. As shown with the 2000 to 2010 population increase, the three cities in Lorain County had the largest increases in households in the Study Area from 2000 to 2010. Avon increased by nearly 3,500 households or 86% from 2000, while North Ridgeville and Avon Lake increased by 37.6% and 32.6% respectively. However, with an increase of 1,044 households since 2000, Westlake was the city with the most households as of 2010.
Table 54. Total Households; 1990, 2000, and 2010. (Study Area and Counties)
Change 1990‐ Change 2000‐ Change 1990 2000 2000 2010 2010 1990‐2010 # % # % Avon 2,381 4,088 1,707 72% 7,584 3,496 85.5% 218.5% Avon Lake 5,448 6,711 1,263 23.2% 8,900 2,189 32.6% 63.4% Bay Village 6,235 6,239 4 0.1% 6,198 (41) ‐0.7% ‐0.6% Fairview Park 7,769 7,856 87 1.1% 7,564 (292) ‐3.7% ‐2.6% North Olmsted 12,657 13,517 860 6.8% 13,645 128 0.9% 7.8% North Ridgeville 7,152 8,356 1,204 16.8% 11,500 3,144 37.6% 60.8% Rocky River 9,276 9,709 433 4.7% 9,283 (426) ‐4.4% 0.1% Westlake 10,262 12,826 2,564 25.0% 13,870 1,044 8.1% 35.2%
Study Area 61,180 69,302 8,122 13.3% 78,544 9,242 13.3% 28.4%
Cuyahoga County 563,243 571,457 8,214 1.5% 545,056 ‐26,401 ‐4.6% ‐3.2% Lorain County 96,064 105,836 9,772 10.2% 116,274 10,438 9.9% 21.0% Source: U.S. Bureau of the Census, Census of Population & Housing, 1990 and 2000; 2010: H1: Occupancy Status ‐ Universe: Housing units. 2010 Census Redistricting Data (Public Law 94‐171) Summary File.
As of 2000, both Avon and Avon Lake had an average household size of 2.7 persons per household or greater. Westlake’s average household size was 2.37 persons per household, the third smallest in the Study Area, and just below the average of 2.39 for Cuyahoga County. According the 2010 Census, the average household size for Westlake decreased slightly to 2.30. Consistent with other communities, the average household size of an owner-occupied housing unit was greater than the average household size of a renter-occupied unit. In general, household size has been shrinking as families are having fewer children and older adults, who tend to live alone are living longer, though there is evidence nationally that the trend is leveling off.
138 Westlake 2009/2010 Market Analysis The largest decrease in average household size from 2000 to 2010 was in Avon Lake, which declined from 2.70 to 2.53 persons per household. Westlake, Bay Village and Fairview Park all appear to have maintained a fairly consistent average household size. Only Avon has an average household size that is above the 2010 national average of 2.59.
Table 55. Household Size Characteristics; 2000 and 2010. (Study Area and Counties)
2000 2010 Average Household Size Average Average Numerical For Owner For Renter For Owner For Renter Household Household Change 2000 ‐ Occupied Occupied Occupied Occupied Size Size 2010 Avon 2.72 2.79 2.15 2.76 2.85 2.29 0.04 Avon Lake 2.70 2.79 2.13 2.53 2.63 2.06 ‐0.17 Bay Village 2.55 2.59 2.16 2.50 2.53 2.16 ‐0.05 Fairview Park 2.24 2.44 1.68 2.22 2.39 1.77 ‐0.02 North Olmsted 2.50 2.62 2.01 2.37 2.46 2.09 ‐0.13 North Ridgeville 2.66 2.68 2.45 2.54 2.56 2.42 ‐0.12 Rocky River 2.11 2.34 1.56 2.16 2.35 1.68 0.05 Westlake 2.37 2.61 1.67 2.30 2.51 1.74 ‐0.07
Cuyahoga County 2.39 2.58 2.05 2.29 2.42 2.10 ‐0.10 Lorain County 2.61 2.70 2.35 2.51 2.56 2.37 ‐0.10 Source: U.S. Bureau of the Census, Census of Population & Housing, 2000. 2010: H1: Occupancy Status ‐ Universe: Housing units. 2010 Census Redistricting Data (Public Law 94‐171) Summary File.
Figure 43.
Westlake 2009/2010 Market Analysis 139 According to the 2006-2008 ACS, families made up 63% of the households in Westlake. This figure includes both families with children under 18 years of age (26%) and other families without children under 18 (36%). Nonfamily households made up 37% of all households in Westlake. Most of the nonfamily households were people living alone (34%), which is considerably higher than the national average of 27%. Only a small percentage (3%) was composed of people living in households in which no one was related to the householder.
Figure 44.
Housing Characteristics According to the 2010 Census, the city of Westlake had 14,843 total housing units. An additional 1,195 housing units were built since 2000, representing an increase of 8.8%. However, Table 56 indicates that the rate of growth has slowed since the peak residential development period in the 1980s when 3,792 residential units were added to the City’s housing stock.
Table 56. Total Housing Units; 1960‐2010. (Westlake)
Year Total Housing Units Change (#) Change (%) 1960 3,794 ‐ ‐ 1970 4,522 728 19.2% 1980 7,222 2,700 59.7% 1990 11,014 3,792 52.5% 2000 13,648 2,634 23.9% 2010 14,843 1,195 8.8% Source: U.S. Bureau of the Census, Census of Population & Housing, respective years, Summary File 1; 2010: H1: Occupancy Status ‐ Universe: Housing units. 2010 Census Redistricting Data (Public Law 94‐171) Summary File.
140 Westlake 2009/2010 Market Analysis In 2010, Westlake had the largest number of total housing units at 14,843, even though North Ridgeville and Avon have larger land areas, 23 and 21 square miles respectively, compared to Westlake’s 15.9 square miles. However, Avon and North Ridgeville have a significant amount of vacant land available for development, and if these cities continue their rates of growth since 2000 continues, they could equal or surpass the number of housing unit in Westlake in the next 20 to 30 years. Table 57 also shows the proportion of occupied and vacant housing units in the Study Area for 2000 and 2010. The percentage of vacant housing units in Cuyahoga County increased from 7.4% in 2000 to 12.3% in 2010, likely due to the recent wave of foreclosures in Northeast Ohio. In comparison, the eight cities in the Study Area continue to have vacancy rates that are well below Cuyahoga County’s, ranging from a low of 3.7% in Bay Village to a high of 8.8% in Rocky River. Westlake had the third highest percentage with a 6.6% vacancy rate.
Table 57. Housing Units and Occupancy; 2000 and 2010. (Study Area and Counties)
2000 2010 % Change in Total Vacant Total Vacant Total Housing Occupied Occupied Housing Housing Units 2000 – Units Units Units # % Units # % 2010 Avon 4,291 4,088 203 4.7% 8,007 7,584 423 5.3% 86.6% Avon Lake 6,934 6,711 223 3.2% 9,411 8,900 511 5.4% 35.7% Bay Village 6,401 6,239 162 2.5% 6,436 6,198 238 3.7% 0.5% Fairview Park 8,152 7,856 296 3.6% 8,109 7,564 545 6.7% ‐0.5% North Olmsted 14,059 13,517 542 3.9% 14,500 13,645 855 5.9% 3.1% North Ridgeville 8,587 8,356 231 2.7% 12,109 11,500 609 5.0% 41.0% Rocky River 10,166 9,709 457 4.5% 10,181 9,283 898 8.8% 0.1% Westlake 13,648 12,826 822 6.0% 14,843 13,870 973 6.6% 8.8% Study Area 72,238 69,302 2,936 4.1% 83,596 78,544 5,052 6.0% 15.7% Cuyahoga County 616,903 571,457 45,446 7.4% 621,763 545,056 76,707 12.3% 0.8% Lorain County 111,368 105,836 5,532 5.0% 127,036 16,274 10,762 8.5% 14.1% Source: 2010 Census Redistricting Data (Public Law 94‐171) Summary File. U.S. Bureau of the Census, 2000 Census of Population & Housing, Summary File 1.
Figure 45.
Housing Unit Trends in Study Area 16,000 14,000 12,000 10,000 8,000 6,000 2000 4,000 2010 2,000 0 Avon Avon Lake Bay Village Fairview North North Rocky Westlake Park Olmsted Ridgeville River
Westlake 2009/2010 Market Analysis 141 In terms of housing tenure, nearly 28% of all housing units in Westlake were occupied by renters in 2010, the highest percentage of all cities in the Study Area and up from 25.2% in 2000. In contrast, Bay Village had fewer than 9% renter occupied and North Ridgeville had 10% renter occupied housing units. Avon had the largest percentage increase in the number of renter occupied units between 2000 and 2010.
Table 58. Housing Tenure; 2000 and 2010. (Study Area and Counties)
2000 Occupied Units 2010 Occupied Units % change in # of Owner Renter Occupied Owner Renter Occupied Total Total Renter Occupied # % Occupied # % Occupied Avon 4,088 3,609 479 11.7% 7,584 6,385 1,199 15.8% 150.3% Avon Lake 6,711 5,837 874 13.0% 8,900 7,317 1,583 17.8% 81.1% Bay Village 6,239 5,752 487 7.8% 6,198 5,670 528 8.5% 8.4% Fairview Park 7,856 5,753 2,103 26.8% 7,564 5,551 2,013 26.6% ‐4.3% North Olmsted 13,517 10,773 2,744 20.3% 13,645 10,413 3,232 23.7% 17.8% North Ridgeville 8,356 7,417 939 11.2% 11,500 10,348 1,152 10.0% 22.7% Rocky River 9,709 6,912 2,797 28.8% 9,283 6,697 2,586 27.9% ‐7.5% Westlake 12,826 9,595 3,231 25.2% 13,870 10,061 3,809 27.5% 17.9% Study Area 69,302 55,648 13,654 19.7% 78,544 62,442 16,102 20.5% 17.9% Cuyahoga County 571,457 360,980 210,477 36.8% 545,056 331,876 213,180 39.1% 1.3% Lorain County 105,836 78,481 27,355 25.8% 116,274 84,746 31,528 27.1% 15.3% Source: 2010 Census Redistricting Data (Public Law 94‐171) Summary File. U.S. Bureau of the Census, 2000 Census of Population & Housing, Summary File 1.
The primary reason for the high number of rental units in Westlake is that Westlake’s zoning code has allowed a diverse range of housing types, more so than Bay Village and adjoining cities in Lorain County. Table 59 indicates the wide range of housing units in Westlake, including not only single-family detached and single-family attached units but a sizable number of townhouses and multi-story apartments. The 2000 Census indicates that there were 4,397 units in multi-family structures (two or more units in a structure) in Westlake. Westlake’s percentage of multi-family units (32.1%) is the second highest of the eight communities.
142 Westlake 2009/2010 Market Analysis Table 59. Housing, Units in Structure; 2000. (Study Area and Counties) Total 1 Unit Detached 1 Unit Attached 2 or More Units Mobile Home/ Other Housing Units # % # % # % # % Avon 4,291 3,456 80.5% 500 11.7% 321 7.5% 14 0.3% Avon Lake 6,934 5,847 84.3% 419 6.0% 652 9.4% 16 0.2% Bay Village 6,401 6,049 94.5% 111 1.7% 241 3.8% 0 0.0% Fairview Park 8,152 5,783 70.9% 221 2.7% 2,114 25.9% 34 0.4% North Olmsted 14,059 9,910 70.5% 700 5.0% 3,437 24.4% 12 0.1% North Ridgeville 8,587 7,081 82.5% 494 5.8% 672 7.8% 340 4.0% Rocky River 10,166 5,674 55.8% 635 6.2% 3,852 37.9% 5 0.0% Westlake 13,691 8,308 60.7% 919 6.7% 4,397 32.1% 67 0.5%
Study Area 72,281 52,108 72.1% 3,999 5.5% 15,686 21.7% 488 0.7% Cuyahoga County 616,903 354,973 57.5% 37,591 6.1% 221,070 35.8% 3,269 0.5% Lorain County 111,368 83,148 74.7% 4,073 3.7% 20,657 18.5% 3,490 3.1% Source: U.S. Census Bureau, Census of Population & Housing, 2000. Table H30, Summary File 3 (SF 3) – Sample Data. Total housing units from SF 3 differ from the actual count from SF 1.
Table 60 and Figure 46 indicate that while the number of housing units in Westlake continued to increase each decade, the growth rate slowed from 24% between 1990 to 2000 to 6% between 2000 and 2010. Single-family detached houses had the largest numerical increase, while single-family attached units had the highest percentage increase. Continued housing unit growth will largely be determined by the amount of vacant residentlially zoned land in Westlake.
Table 60. Housing Units by Number of Units in Structure; 1990‐2008. (Westlake)
1990 2000 2006‐2008 Estimate Number of Units in % of % of Increase from % of Increase from Structure # Total # Total 1990 # Total 2000 Units Units # % Units # % 1, detached 6,693 61% 8,308 61% 1,615 24.1% 9,204 63% 896 10.8%
1, attached 571 5% 919 7% 348 60.9% 1,043 7% 124 13.5%
2 55 60 134 74 3 or 4 180 325 264 ‐61 Subtotal 2 to 4 units 235 2% 385 3% 150 63.8% 398 3% 13 9%
5 to 9 502 767 685 ‐82 10 to 19 1,336 1,387 1,428 41 20 to 49 572 607 622 15 50 or more 932 1,251 1,043 ‐208 Subtotal 5 or more units 3,342 30% 4,012 29% 670 20.0% 3,778 26% ‐234 ‐5.8%
Other: Mobile Home, etc 173 2% 67 0% ‐106 ‐61.3% 91 1% 24 ‐35.8%
TOTAL UNITS 11,014 100% 13,691 100% 2,677 24.3% 14,514 100% 823 6.0% Source: U.S. Bureau of the Census, Census of Population & Housing, 1990 and 2000 Summary File 3 (SF 3) – Sample Data. Total housing units from SF 3 differ from the actual count from SF 1; American Community Survey, 2006‐2008.
Westlake 2009/2010 Market Analysis 143 Figure 46.
Among the Study Area communities, Westlake had the highest median value of owner-occupied housing units in 2000 at $183,500. North Ridgeville ranked lowest in terms of its median housing value in 2000, but was still above the average for both Cuyahoga and Lorain counties. The 2006- 2008 American Community Survey estimated Westlake’s median value of owner-occupied housing units to be $242,000, the highest median value of the four communities included in the ACS.
Table 61. Median Value for Owner‐Occupied Housing Units, 2000, 2006‐2008 Average. (Study Area and Counties) 2000 2006‐2008 Average Avon $177,400 NA Avon Lake $174,300 $231,400 Bay Village $169,400 NA Fairview Park $134,700 NA North Olmsted $139,600 $165,100 North Ridgeville $127,900 $169,000 Rocky River $175,300 NA Westlake $183,500 $242,000
Cuyahoga County $110,100 $144,200 Lorain County $113,800 $152,300 Source: Census of Population & Housing, U.S. Census Bureau, 2000 Summary File 3 (SF 3) – Sample Data; American Community Survey, 2006 ‐2008.
144 Westlake 2009/2010 Market Analysis Income Characteristics For residents in the city of Westlake, the median household income as of 2008 was estimated to be $69,641. Since 1990, the median household income has increased by 46.2%. Specifically, those households making $50,000 and more have increased since 1990, with the number of households in the $100,000-$149,999 and $150,000-$199,999 brackets increasing the most. There was also a slight increase in the number of households that make less than $10,000 as well as those that make between $10,000-$14,999 per year. The number of households that make between $15,000-$49,999 decreased from 1990-2008. These figures indicate that for the most part, the disposable income of the majority of Westlake residents has increased over the past 18 years. However, the 2009 recession may have altered this situation as residents have lost jobs or taken pay cuts.
Table 62. Detailed Household Income Characteristics; 1990 – 2008. (Westlake)
2005‐2007 2006‐2008 Average** 1990* 2000* Average** # % of total Number of Households By Income Bracket Less than $10,000 494 369 522 611 4.7% $10,000 to $14,999 343 409 586 441 3.4% $15,000 to $24,999 1,207 1,001 1,093 708 5.4% $25,000 to $34,999 1,352 1,042 868 901 6.9% $35,000 to $49,999 2,104 1,934 1,911 1,707 13.0% $50,000 to $74,999 2,169 2,710 2,621 2,695 20.6% $75,000 to $99,999 1,215 1,968 1,497 1,537 11.7% $100,000 to $149,999 934 1,669 2,212 2,101 16.0% $150,000 to $199,999 (+ in 1990) 484 602 952 1,001 7.6% $200,000 or more ‐ 1,141 1,055 1,412 10.8%
Total households 10,302 12,845 13,317 13,114 100.0%
Median household income (dollars) $47,629 $64,963 $63,252 $69,641 * Dollars not adjusted for inflation to 2008. ** Average of three year period, inflation adjusted to the final year of the period. Source: U.S. Bureau of the Census, Census of Population & Housing, 1990 and 2000 Summary File 3 (SF 3) – Sample Data; American Community Survey, 2005‐2007 and 2006‐2008.
According to the 2000 Census, Westlake had the second-highest median household income of all Cuyahoga County communities within the Study Area, with Bay Village showing the highest median. Avon and Avon Lake had slightly higher median household incomes in Lorain County. Westlake had the second-highest median family income, second to Bay Village, but had the highest per capita income as of 1999 of all communities in the Study Area.
Westlake 2009/2010 Market Analysis 145 Table 63. Income Characteristics; 1999. (Study Area)
Median Household Median Family Per capita income in Total population Income in 1999* Income in 1999* 1999* Avon 11,446 $66,747 $75,951 $28,334 Avon Lake 18,145 $65,988 $76,603 $32,336 Bay Village 16,087 $70,397 $81,686 $35,318 Fairview Park 17,572 $50,487 $62,803 $27,662 North Olmsted 34,113 $52,542 $62,422 $24,329 North Ridgeville 22,338 $54,482 $61,621 $22,971 Rocky River 20,735 $51,636 $72,361 $34,663 Westlake 31,856 $64,963 $81,223 $37,142 * Dollars reflect 1999 values ‐ not adjusted for inflation. Source: U.S. Bureau of the Census, Census of Population & Housing, 2000.
According to the 2006-2008 American Community Survey estimate, Westlake had the second- highest estimated median household income and median family income of the four communities surveyed in Study Area, second to Avon Lake. As with the 1999 income figures, Westlake had the highest per capita income of the four communities from 2006-2008.
Table 64. Estimate of Income Characteristics; 2006‐2008 Average. (Study Area, where available)
Median household Median family Total Population Per capita income* income* income* Avon Lake 21,794 $82,530 $99,361 $40,184 North Olmsted 33,309 $60,537 $75,622 $28,411 North Ridgeville 27,129 $63,256 $72,817 $27,287 Westlake 31,356 $69,641 $96,040 $43,304 * Average of three year period, inflation adjusted to the final year of the period. Source: U.S. Census Bureau, American Community Survey; 2006‐2008.
146 Westlake 2009/2010 Market Analysis Educational Characteristics The city of Westlake had the third-highest concentration of people with a masters degree and above (17.8%) as of 2000, trailing Bay Village (18.1%) and Rocky River (17.9%). According to the 2006- 2008 estimates for the four communities reported, the Study Area continues to attract highly educated residents.
Table 65. Educational Attainment, 2000. (Study Area)
High School Diploma & Total Bachelor's Degree & above Masters Degree & above above Persons % Total Age 25 Total HS % Total HS Total BS/BA % BS/BA Total Masters years & Graduates Graduates Degree & Degree & Masters & Degree & over: & above & above above above above above Avon 7,745 7,035 90.8% 2,505 32.3% 754 9.7% Avon Lake 12,070 11,467 95.0% 5,193 43.0% 1,929 16.0% Bay Village 11,211 10,811 96.4% 6,057 54.0% 2,027 18.1% Fairview Park 12,719 11,644 91.5% 4,651 36.6% 1,500 11.8% North Olmsted 23,540 21,282 90.4% 6,390 27.1% 2,151 9.1% North Ridgeville 15,275 13,100 85.8% 2,450 16.0% 637 4.2% Rocky River 15,453 14,414 93.3% 7,211 46.7% 2,758 17.9% Westlake 22,925 21,124 92.1% 10,388 45.3% 4,086 17.8%
Total Study Area 120,938 110,877 91.7% 44,845 37.1% 15,842 13.1% Source: U.S. Census Bureau, Census of Population & Housing, 2000.
Table 66. Educational Attainment, 2006‐2008 Average. (Study Area, where available) High School Diploma & Bachelor's Degree & Masters Degree & above Total above above Persons Total % Total Age 25 Total HS % Total HS % BS/BA Total BS/BA Masters years & Graduates Graduates Degree & Masters & Degree & Degree & over: & above & above above above above above Avon Lake 14,794 14,173 95.8% 7,388 50.9% 2,800 18.9% North Olmsted 23,247 21,431 92.2% 6,924 29.8% 2,349 10.1% North Ridgeville 18,994 17,366 91.4% 4,381 23.1% 1,713 9.1% Westlake 23,123 22,099 95.6% 10,854 46.9% 4,647 20.1% Source: U.S. Census Bureau, American Community Survey; 2006‐2008.
Westlake 2009/2010 Market Analysis 147 Labor Force Characteristics According to the 2006-2008 American Community Survey estimate, Westlake had an estimated 17,029 persons in the civilian labor force, which is a 9.4% increase over the 2000 Census count of 15,559 persons. Of those in Westlake’s civilian labor force, more than 96% were employed and roughly 4% unemployed at the end of 2008, based on the average unemployment rates in 2006, 2007, and 2008. According to these statistics, Westlake’s unemployment rate was lower than Cuyahoga County’s rate of 9%. The city of Cleveland compares with an 8.5% annual unemployment rate in 2008. It is important to keep in mind, however, that these figures reflect pre- recession data, and that the unemployment rate in Cuyahoga County went above 10% in the summer of 2009, though the rate had declined to 8.6% by October, 2009.
Table 67. Labor Force Characteristics, 2006‐2008. (Study Area, where available)
Total Civilian Labor Force Female Persons 16 years & over Persons Employed Unemployed Employed 16 yrs & Total Total over # % # % # %* Avon Lake 16,773 11,229 10,767 95.9% 462 4.1% 8,680 4,986 57.4% North Olmsted 27,067 18,924 17,988 95.1% 936 4.9% 14,201 9,058 63.8% North Ridgeville 21,753 15,418 14,688 95.3% 730 4.7% 11,342 7,085 62.5% Westlake 25,843 17,029 16,410 96.4% 619 3.6% 13,878 7,668 55.3%
Cuyahoga County 1,027,535 663,913 604,893 91.1% 59,020 8.9% 549,758 300,673 54.7% Lorain County 238,357 156,379 143,849 92.0% 12,530 8.0% 122,204 75,960 62.2% * Percent of Females that are employed in Civilian Labor Force out of the Total Female Persons 16 years and over. Source: U.S. Census Bureau, American Community Survey, 2006‐2008.
148 Westlake 2009/2010 Market Analysis According to the 2000 Census, in Westlake and within the Study Area almost two-thirds of all persons 16 years and over were employed. In all communities in the Study Area, the majority of workers were employed outside of the city in which they lived (i.e. their place of residence) rather than within. However, among the Study Area communities, a higher percentage of Westlake residents worked in Westlake in 2000, approximately 22%, though this percentage was lower than the percentage for both Lorain County (24.5%) and Cuyahoga County (27.7%).
Table 68. Place of Work, 2000. (Study Area and Counties)
Total Total Workers 16 yrs Worked in place of Worked outside Mean Travel Persons 16 & over residence place of residence Time yrs & over # % # % # % (minutes) Avon 8,583 5,542 64.6% 845 15.2% 4,697 84.8% 23.9 Avon Lake 13,501 9,037 66.9% 1,963 21.7% 7,074 78.3% 25.4 Bay Village 12,482 8,045 64.5% 1,311 16.3% 6,734 83.7% 23.9 Fairview Park 14,140 8,833 62.5% 1,144 13.0% 7,689 87.0% 22.9 North Olmsted 27,072 17,661 65.2% 3,506 19.9% 14,155 80.1% 24.1 North Ridgeville 17,535 12,255 69.9% 1,613 13.2% 10,642 86.8% 25.9 Rocky River 16,783 9,742 58.0% 1,874 19.2% 7,868 80.8% 21.7 Westlake 25,476 15,559 61.1% 3,456 22.2% 12,103 77.8% 24.3
Study Area 135,572 86,674 63.9% 15,712 18.1% 70,962 81.9% 24.0
Cuyahoga County 1,083,541 622,876 57.5% 172,528 27.7% 445,062 71.5% 24.4 Lorain County 218,114 132,895 60.9% 32,573 24.5% 73,812 55.5% 22.8
Source: U.S. Bureau of the Census, Census of Population & Housing, 2000 Summary File 3 (SF 3) – Sample Data.
Westlake 2009/2010 Market Analysis 149 Table 69 illustrates how U.S. Census respondents travelled to work in 2000. This table is included because spending habits can be influenced by the buyer’s mode of transportation. In all communities, the largest majority of workers drove alone to work. While Cuyahoga County on average had a lower percentage than the Study Area communities, the city of Avon had the highest percentage of workers driving alone in 2000. Less than 8% of all workers in the Study Area communities carpooled and less than 5% used public transportation in 2000. Bay Village had the highest percentage (6%) that worked at home among the Study Area communities while Westlake compares with roughly 4% of its workers employed at home in 2000.
Table 69. Means of Transportation to Work; 2000. (Study Area and Counties)
Total Public Drove Alone Carpooled Worked at home Workers 16 transportation yrs & over # % # % # % # % Avon 5,542 4,793 86.5% 396 7.1% 109 2.0% 202 3.6% Avon Lake 9,037 8,060 89.2% 491 5.4% 89 1.0% 301 3.3% Bay Village 8,045 6,619 82.3% 559 6.9% 247 3.1% 493 6.1% Fairview Park 8,833 7,368 83.4% 622 7.0% 399 4.5% 268 3.0% North Olmsted 17,661 15,202 86.1% 1,109 6.3% 481 2.7% 519 2.9% North Ridgeville 12,255 10,814 88.2% 961 7.8% 119 1.0% 235 1.9% Rocky River 9,742 8,050 82.6% 589 6.0% 343 3.5% 424 4.4% Westlake 15,559 13,579 87.3% 822 5.3% 357 2.3% 608 3.9%
Study Area 86,674 74,485 85.9% 5,549 6.4% 2,144 2.5% 3,050 3.5%
Cuyahoga County 622,876 490,729 78.8% 56,570 9.1% 38,910 6.2% 16,254 2.6% Lorain County 132,895 112,207 84.4% 12,379 9.3% 1,047 0.8% 2,959 2.2%
Source: U.S. Bureau of the Census, Census of Population & Housing, 2000 Summary File 3 (SF 3) – Sample Data.
150 Westlake 2009/2010 Market Analysis Characteristics of Employed Westlake Residents Table 70 indicates the trends in occupational composition of employed Westlake residents from 2000 to 2008 as reported by the U.S. Census Bureau. Occupation describes the kind of work the person does on the job such as a salesperson or manager, regardless of whether their place of employment is a factory or a retail distributor. The most common occupation since 2000 has been the Managerial, Professional and Related Fields. There has not been significant change in occupations since 2000, but the biggest change occurred between Managerial, Professional, and Related occupations which decreased 4.7% to 48.2% while Service occupations grew by 4.5% to 13.3%.
Table 70. Occupation Change 2000‐2008 (Westlake).
2000 2006‐2008
Male Female Total % Male Female Total % Total Managerial, Professional, And 4,703 3,612 8,315 52.9% 4,196 3,717 7,913 48.2% Related Occupations Managerial, business, & financial 2,673 1,494 4,167 26.5% operations occupations: Professional and related occupations: 2,030 2,118 4,148 26.4% Sales and office occupations: 1,785 2,588 4,373 27.8% 1,862 2,733 4,595 28.0% Sales and related occupations 1,233 992 2,225 14.1% 1,399 1,035 2,434 14.8% Office and administrative support 552 1,596 2,148 13.7% 463 1,698 2,161 13.2% occupations Construction, extraction, and 728 12 740 4.7% 720 17 737 4.5% maintenance occupations: Construction and extraction 453 12 465 3.0% 571 17 588 3.6% occupations: Installation, maintenance, and repair 275 ‐ 275 1.7% 149 ‐ 149 0.9% occupations Production, transportation, and 768 145 913 5.8% 958 21 979 6.0% material moving occupations: Production occupations 431 67 498 3.2% 515 21 536 3.3% Transportation and material moving 337 78 415 2.6% 443 ‐ 443 2.7% occupations: Farming, fishing, and forestry 5 ‐ 5 0.0% ‐ ‐ 0 0.0% occupations Service occupations: 693 688 1,381 8.8% 1,006 1,180 2,186 13.3%
Total Employed Civilian Population 16 8,682 7,045 15,727 100% 8,742 7,668 16,410 100.0% yrs and over Source: 2000 Census of Population & Housing, Summary File 3‐QT‐P27. U.S. Census Bureau. 2006‐2008 American Community Survey, C24010. U.S. Census Bureau.
Westlake 2009/2010 Market Analysis 151 The Census Bureau also reports on the kinds of businesses for which the residential population works. Information on industry of the population relates to the kind of business conducted by a person's employing organization. Table 71 indicates data from the 2000 Census and the 2006-2008 ACS estimates. There have been only slight shifts in the types of industry in which residents are employed. According to the 2006-2008 ACS estimates, 25% of the Westlake employed residents work in the Educational Services and Health Care and Social Assistance field followed by persons employed in Professional, Scientific, and Management, and Administrative and Waste Management Services.
Table 71. Employment by Industries; 2000 and 2006‐2008 Average. (Westlake)
2000 2006‐2008 INDUSTRY Count % Estimate % Agriculture, forestry, fishing and hunting, and mining 20 0.1% 23 0.1% Construction 811 5.2% 776 4.7% Manufacturing 1,951 12.4% 1,849 11.3% Wholesale trade 742 4.7% 583 3.6% Retail trade 1,605 10.2% 1,316 8.0% Transportation and warehousing, and utilities 496 3.2% 500 3.0% Information 583 3.7% 368 2.2% Finance and insurance, real estate, and rental and leasing 1,844 11.7% 1,802 11.0% Professional, scientific, and management, and administrative and waste management services 2,087 13.3% 2,336 14.2% Educational services, , health care, and social assistance 3,454 22.0% 4,136 25.2% Arts, entertainment, and recreation, and accommodation, and food services 999 6.4% 1,434 8.7% Other services, except public administration 479 3.0% 789 4.8% Public administration 656 4.2% 498 3.0%
Civilian employed population 16 years and over 15,727 100% 16,410 100%
Source: U.S. Bureau of the Census, Census of Population & Housing, 2000. American Community Survey, 2006‐2008.
152 Westlake 2009/2010 Market Analysis Projections for Westlake and the Study Area Predicting future population growth – or decline – is an inexact science that involves a complex statistical analysis based on a number of assumptions. In the past, the Northeast Ohio Areawide Coordinating Agency (NOACA) has prepared population and household projections by analyzing fertility and mortality rates, life expectancy, and in-migration and out-migration, as well as school enrollment and employment. But the analyses have not always accurately predicted localized development trends. The most recent projections from NOACA were prepared using 2000 Census data for five-year increments from 2005 through 2030, and when compared to the actual population counts from the 2010 Census, it is clear that the assumptions used nearly ten years ago underestimated the amount of growth that would occur in exurban communities. For example, Avon’s population increased 85% between 2000 and 2010 instead of the projected rate of 33%. Without a more reliable source for population and household projections, CPC analyzed trends in housing construction rates to forecast growth rates for the cities in the Study Area.
The potential for growth is largely influenced by housing construction rates and the amount of vacant land (or land with redevelopment potential) that is available and suitable for residential development. An analysis of growth in housing units in the Study Area since 1960 indicates a trend in which a community has generally two decades of rapid growth, followed by slower rates of growth as the amount of vacant land decreases. When combined with the analysis of residential development potential contained in Chapter 14, it appears that peak growth typically occurs when a community has reached between 40% and 60% of its residential development potential at “build- out”, and that by the time it has reached 90% to 95% of its “build-out” potential, growth slows to approximately 1% to 2% per decade. Bay Village, Fairview Park and Rocky River have very little growth potential as shown in Figure 47, except through redevelopment efforts.
Figure 47.
Westlake 2009/2010 Market Analysis 153 Using the analysis of housing unit growth in the Study Area and the estimated build-out potential in Westlake, it is estimated that the number of housing units will continue to increase over the next 20 years. In order to project the future population and households in Westlake, the forecasted increase in housing units was coupled with recent trends in average household size for Westlake and the current rate of housing vacancies. Table 72 and Figure 48 illustrate population and household trends and projections for the city of Westlake from 1960 to 2030.
Table 72. Growth of Population and Households in Westlake 1960‐2030.
Year Population Households 1960 12,906 3,587 1970 15,689 4,472 1980 19,483 6,790 1990 27,018 10,262 2000 31,719 12,826 2010 32,729 13,870 2020 CPC estimated projection 33,105 14,648 2030 CPC estimated projection 33,984 15,037
Sources: U.S. Census Bureau, Census of Population & Housing 1960‐2010; Projections prepared by CPC, based on Study Area trends in housing construction rates, vacancy rates and persons per household.
Figure 48.
Demographic Projections for Westlake 40,000 35,000 30,000 25,000 20,000 15,000 10,000 5,000 0 1960 1970 1980 1990 2000 2010 2020P 2030P
Population Households
154 Westlake 2009/2010 Market Analysis As previously noted, Cuyahoga County has experienced outmigration of population to surrounding counties and, as indicted in Table 73, this pattern is expected to continue. In Lorain County, Avon, with its large amount of vacant land and easy access to the interstate, is expected have the largest percentage increase in population (64%) followed by North Ridgeville (61%) and Avon Lake (13%). Westlake and Rocky River are the only Cuyahoga County communities in the Study Area that are expected to experience population growth. Chapter 14 includes an examination of the amount of vacant land zoned for residential development and the potential for new housing construction.
Table 73. Growth of Population in the Study Area 2000‐2030.
2030 CPC Projection 2020 CPC 2000 2010 Projection % Change % of Study # 2010‐2030 Area Avon 11,446 21,193 31,144 34,738 64% 15% Avon Lake 18,145 22,581 24,167 25,577 13% 11% Bay Village 16,087 15,651 15,468 15,468 ‐1% 7% Fairview Park 17,572 16,826 16,641 16,641 ‐1% 7% North Olmsted 34,113 32,718 32,080 32,247 ‐1% 14% North Ridgeville 22,338 29,465 42,356 47,419 61% 21% Rocky River 20,735 20,213 20,583 20,689 2% 9% Westlake 31,719 32,729 33,105 33,984 4% 15%
Study Area 174,155 191,376 215,542 226,764 18% 100% Source: U.S. Bureau of the Census, Census of Population & Housing, 2000; 2010 Census Redistricting Data (Public Law 94‐ 171) Summary File; 2010 – 2030 projections prepared by CPC, based on Study Area trends in housing construction rates, vacancy rates and persons per household.
The number of households is a good indication of the spending needs in a community based on the more diverse needs of households compared to individuals. Projections for household growth, shown in Table 74, are based on trends in housing construction rates for the communities in the Study Area, the amount of vacant land available for development and the current vacancy rates.
Westlake 2009/2010 Market Analysis 155 Table 74. Growth of Households in the Study Area 2000‐2030. 2030 Projection 2020 2000 2010 Projection % Change % of Study # 2010‐2030 Area Avon 4,088 7,584 11,163 12,451 64% 13% Avon Lake 6,711 8,900 9,945 10,526 18% 11% Bay Village 6,239 6,198 6,262 6,262 1% 7% Fairview Park 7,856 7,564 7,564 7,564 0% 8% North Olmsted 13,517 13,645 14,009 14,082 3% 15% North Ridgeville 8,356 11,500 17,218 19,276 68% 20% Rocky River 9,709 9,283 9,529 9,578 3% 10% Westlake 13,691 13,870 14,648 15,037 8% 16%
Study Area 72,167 78,544 90,338 94,776 21% 100% Source: U.S. Bureau of the Census, Census of Population & Housing, 2000; 2010‐2030 projections prepared by CPC, based on Study Area trends in housing construction rates, amount of vacant land and current vacancy rates.
Yet another important projection to consider in a community’s future spending patterns is household income. A household’s income is a good indication of the overall spending capacity of that community. Table 75 indicates that by 2030, households in Bay Village will have the largest mean income, followed by Westlake at $125,640. However, these projections may change with the 2010 Census due to the current economic climate and continued unemployment.
Table 75. Change in Mean Household Income in the Study Area 2000‐2030. 2010 2020 2030 % Change 2010‐ 2000 Projection Projection Projection 2030 Avon $73,503 $90,680 $103,055 $115,351 27.2% Avon Lake $79,918 $98,623 $111,008 $123,396 25.1% Bay Village $80,650 $103,230 $115,047 $126,826 22.9% Fairview Park $54,658 $73,066 $85,032 $97,007 32.8% North Olmsted $56,496 $72,761 $84,747 $96,718 32.9% North Ridgeville $59,382 $79,798 $91,572 $103,343 29.5% Rocky River $62,266 $86,100 $98,175 $110,213 28.0% Westlake $82,274 $101,136 $113,458 $125,640 24.2% Sources: U.S. Bureau of the Census, Census of Population & Housing, 2000; NOACA Socio‐Economic Forecast: 2000 ‐ 2030 by Traffic Analysis Zone (2005).
156 Westlake 2009/2010 Market Analysis
CHAPTER 14 Residential Development Potential in the Study Area
This chapter analyzes the amount of vacant land in Westlake and the seven other Study Area communities and their potential for new residential development. While the analysis does not attempt to precisely forecast when residential development will occur in each community, the analysis does attempt to estimate the total number of potential dwelling units given the current zoning districts and configurations outlined in each city’s zoning code. Knowing the total potential population at build-out will assist in evaluating the adequacy of the development potential of vacant land zoned for retail/businesses uses and how continued growth may impact community services, infrastructure and overall quality of life.
Methodology GIS software was used to delineate zoning districts for each community and geocode all parcels and their respective acreage by each district. The residential vacant acres were aggregated to yield a total for each zoning district. CPC also analyzed the permitted uses and development standards for all the residential zoning districts in the Study Area to determine the typical type of residential development and density permitted. Once the permitted density was determined by applying the dwelling unit per acre standard as specified in each zoning district a total number of dwelling units could be calculated. This exercise determines the maximum number of dwelling units that are possible under the current zoning, though in reality, many residential projects do not achieve the maximum density permitted.
Housing Build-Out Table 76. Residential Development Potential of Vacant Land by An analysis on the amount of vacant Zoning District, City of Westlake. Dwelling Potential residentially-zoned land in Westlake Vacant Zoning District Units per Dwelling was done. As Table 76 indicates, Acres there are a total of 509 acres of Acre Units residentially zoned vacant land in F‐1 F‐80 One‐Family 414.8 1.6 664 Westlake: approximately 419 acres R‐1F‐ Cluster One‐ Family Cluster 4.3 1.6 7 of land zoned for single-family development and another 90 zoned R‐2F100 Two‐Family 0.0 3.3 ‐ Subtotal SF & TF 419.1 671 for multi-family. Applying the
maximum density permitted by the zoning code, there is the potential for approximately 1,818 new R‐MF‐40 Multi‐Family 40 41.7 6.2 259 dwelling units. R‐MF‐24 Multi‐Family 24 48.1 18.1 871
R‐MF‐15 Multi‐Family 15 0.6 29.0 19 It was also noted that there are a Subtotal MF 90.5 1,148 number of larger residential parcels that may be occupied by only one TOTAL 509.6 1,818 dwelling, yet there is potential to subdivide the parcel into two or Source: Cuyahoga County Planning Commission. more lots which could be made
Westlake 2009/2010 Market Analysis 157 available for new development. “Underdeveloped” single-family residential parcels of four or more acres were tallied for each residential zoning district in Westlake. Assuming each existing house would retain two acres, the total number parcels times two acres was subtracted from the total, as shown in Table 77.
Table 77. Residential Development Potential of Underdeveloped Parcels by Zoning District, City of Westlake Parcel Total Used Unused Dwelling Potential Zoning District Count Acres portion* portion** Units/Acre Dwelling Units F‐1 F‐80 One‐Family 24 163.2 48.0 115.2 1.6 261
R‐1F‐ Cluster One‐ Family Cluster 1 7.4 2.0 5.4 1.6 12
Subtotal SF & TF 25 273
R‐MF‐40 Multi‐Family 40 2 8.8 4.0 4.8 6.2 55
R‐MF‐24 Multi‐Family 24 4 21.7 8.0 13.7 18.1 393
Subtotal MF 6 447
TOTAL 31 201.1 62.0 139.1 720
* used portion is parcel count times 2 acres **unused portion is total acres minus used portion
As Table 77 indicates, there are 31 parcels of four or more acres that are currently occupied by a single-family dwelling. It is estimated that roughly 139 acres could be subdivided and developed for a total of approximately 720 dwelling units based on the density permitted by the zoning. When added to the potential 1,819 dwelling units on the vacant land, it is possible that another 2,539 units could be constructed in Westlake.
When a similar analysis is done for the vacant residentially-zoned land in the other seven cities in the Study Area, it is estimated that there is the potential for an additional 26,429 dwelling units if all residentially zoned vacant land is developed.
Assuming that each dwelling unit represents one household, these additional dwelling units result in approximately 105,000 households and a population of nearly 258,500 at build-out in the Study Area. The estimates of additional population in Table 78 are based on the 2010 average household size for each community, as noted on Table 55 in Chapter 13, and applying the 2010 average persons per household in owner occupied units to all potential single-family and two-family units and the 2010 average persons per household in renter occupied units to all potential multi-family units. A detailed work sheet of the analysis by city is included in Appendix L.
158 Westlake 2009/2010 Market Analysis
Table 78. Residential Development Potential by Zoning District, City of Westlake and Study Area.
2010 Count Potential New Residential Development Total At Build‐Out
City % of % of House‐ Additional Additional House‐ Population Acres Study Population Study holds Dwelling Population holds* Units* Area Area Westlake 13,870 32,729 711 2,539 5,145 7.7% 16,409 37,874 14.7%
Avon 7,584 21,193 3,070 7,106 20,026 29.9% 14,690 41,219 15.9%
Avon Lake 8,900 22,581 1,048 2,868 7,191 10.7% 11,768 29,772 11.5%
Bay Village 6,198 15,651 67 247 615 0.9% 6,445 16,266 6.3%
Fairview Park 7,564 16,826 24 117 275 0.4% 7,681 17,101 6.6%
North Olmsted 13,645 32,718 236 965 2,227 3.3% 14,610 34,945 13.5%
North Ridgeville 11,500 29,465 4,500 11,973 30,468 45.4% 23,473 59,933 23.2%
Rocky River 9,283 20,213 64 614 1,133 1.7% 9,897 21,346 8.3% Subtotal – 64,674 158,647 9,009 23,890 61,933 92.3% 88,564 220,580 85.3% Surrounding Cities
Total 78,544 191,376 9,720 26,429 67,078 100.0% 104,973 258,454 100.0%
* Additional dwelling units are assumed to represent one household for the purposes of determining maximum number of households at build‐out.
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160 Westlake 2009/2010 Market Analysis
APPENDICES
Appendix A Summary of Development Standards for Westlake Non-residential Zoning Districts ...... 163
Appendix B Calculations to Determine Building Floor Area per Acre in Westlake Zoning Districts ...... 165
Appendix C Development Potential of Vacant Commercially and Industrially Zoned in Study Area, by City ...... 166
Appendix D Potential Tax Revenue Comparison by Zoning District, Westlake ...... 167
Appendix E Inputs and Assumptions Used to Generate Potential Tax Revenue ...... 168
Appendix F 2009 Inventory of Westlake Establishments ...... 170
Appendix G Approved Development Projects in Study Area, by City ...... 203
Appendix H Median Sales Per Square Foot Comparison ...... 204
Appendix I Characteristics of Shopping Center Types ...... 205
Appendix J Average Expenditures by Household Income Level …………………… 206
Appendix K Retail Trade Area Sales Capture and Leakage Analysis by Community in Study Area ………………………………………………… 207
Appendix L Residential Development Potential ...... 209
Westlake 2009/2010 Market Analysis 161
162 Westlake 2009/2010 Market Analysis
APPENDIX A Summary of Development Standards for Westlake Nonresidential Zoning Districts
Shopping Center (SC) General Business (GB) Interchange Services (IS) Recreation Large Drive‐In Drive In New car Service Service Office New car Hotel or Drive ‐in Business Development Standard All Other Retail All Other Car Wash Auto garage Restaurant restaurant restaurant Dealer Station Station building dealer motel restaurant (RB) Store Lot Requirements Minimum Lot Size 3 ac 2.5 ac 20 ac 1 acre 1 acre 2.5 ac 4 ac 1.5 ac 1.5 ac 1.5 ac 2 ac 4 ac 3 ac 2 ac 2.5 ac 1 acre Lot Width 300 250 300 150 100 150 150 150 200 200 200 300 200 200 250 150 Max lot coverage 20% 20% 20% 20% 20% 15% 20% 20% 20% 15% 15% NS 0.15 Min Yard Requirements‐‐ Buildings Front Yard Abuts Major Street 100 60 60 70 80 110 100 Abuts Secondary Street 100 60 60 50 60 60 100 Side Yard Abuts Res. Dist. 100 60 60 50 60 60 100 Abuts Non‐Res. Dist. 20 10 10 30 30 30 20 Abuts Street 100 60 60 50 50 60 100 Rear Yard Abuts Res. Dist. 100 60 60 120 80 120 100
Abuts Non‐Res. Dist. 20 10 30 30 30 30 20 Max Bldg Ht (in ft) 50 50 60 35 Min Yard Requirements‐‐ Parking Front Yard Abuts Major Street 30 20 40 40 Abuts Secondary Street 30 20 40 40 Side Yard Abuts Res. Dist. 30 60 40 30 Abuts Non‐Res. Dist 10 10 15 10 Abuts Street 20 20 40 20 Rear Yard Abuts Res. Dist 40 60 40 40 Abuts Non‐Res. Dist 10 10 15 10 Min Landscaping Requirements Total Lot 25% 25% NS except 25% min for hotels 25% Parking Area 5% 5% 5% 5% NS = No standard
Westlake 2009/2010 Market Analysis 163 APPENDIX A Summary of Development Standards for Westlake Nonresidential Zoning Districts, continued Exclusive Hotel/Motel (HM) Integrated Office Building (OB) Health Campus (HC) Planned Office (PO) Office ‐ Exclusive Executive Office Park Office‐ Development Standard Shopping Laboratory Industrial (EOP) Under 2 2‐8 Over 8 Industrial Separate Combined Center (ISF) All Other Hospital Hospital Medical Arts Other (OL) (EI) acres acres acres (EOL) Lot Requirements Minimum Lot Size 3 acres 4.5 acres 50 acres 1 acre 4 acres As set forth in Plan 1 acre NS NS NS Lot Width 200 300 150 300 400 300 300 150 NS NS NS Max lot coverage (%) 15% 17% 20% 35% NS NS NS 1‐ story 25% 23% 15% 20% 25% 2 story 20% 23% 15% 20% 25% 3 story 15% 21% 10% 15% 20% 4 story 15% 19% 10% 15% 20% 5 story 17% 6 story 15% Yard Requirements‐‐Buildings Front Yard Abuts Major Street 110 100 60 75 80 + bldg ht, 100 min NS 80 200 200 100 Abuts Secondary Street 60 100 40 75 80 + bldg ht, 100 min NS 80 100 100 50 Side Yard Abuts Res. Dist. 60 200 40 40 80 + bldg ht, 100 min NS 40 75 75 100 Abuts Non‐Res. Dist. 30 NS 15 40 25 + bldg ht, 100 min NS 20 25 25 25 Abuts Street 60 100 40 75 100 NS 60 100 100 50 Rear Yard Abuts Res. Dist. 120 200 40 40 80 + bldg ht, 100 min NS 40 75 75 100 Abuts Non‐Res. Dist. 30 NS 40 40 25 + bldg ht, 100 min NS 40 50 50 50 Max Bldg Ht (in ft) 60 38 50 75 100 100 50 35 50 75 60 60 60 Yard Requirements‐‐Parking Front Yard Abuts Major Street 40 100 30 100 NS 30 200 200 100 Abuts Secondary Street 40 100 30 100 NS 30 100 100 50 Side Yard Abuts Res. Dist. 40 100 20 80 NS 30 75 75 100 Abuts Non‐Res. Dist 15 NS 10 25 NS 10 5 5 5 Abuts Street 40 100 20 100 NS 30 100 100 50 Rear Yard Abuts Res. Dist 40 100 30 80 NS 40 75 75 100 Abuts Non‐Res. Dist 15 NS 10 25 NS 10 5 5 5 Landscaping Requirements Total Lot 25% 20% 25% 25% NS 25% NS NS NS Parking Area 5% 5% 5% 5% NS 5% NS NS NS NS = No standard 164 Westlake 2009/2010 Market Analysis
APPENDIX B Calculations to Determine Building Floor Area per Acre in Westlake Zoning Districts
Retail/Business Districts Office Districts Industrial Districts GB IS SC OB EOP PO OL & EI
General Interchang Shopping Office Executive Planned Office‐Laboratory & Business e Services Center Building Office Park Office Exclusive Industrial I story I story I story 2 Story 5 Story 2 Story I story Use/Development Parameters retail retail retail offices offices offices industrial
Minimum Site Area (1) 1 acre 2 acres 3 acres 1 acre 4 acres 1 acre 4 acres
in sq feet 43,560 87,120 130,680 43,560 174,240 43,560 174,240
Minimum Landscaped Area 10,890 21,780 32,670 11,008 60,290 36,258
Min % Required 25% 25% 25%
Min % Possible based on Yard Reqm't 25.3% 34.6% 20.8%
Building Footprint 8,712 17,424 25,221 8,300 13,760 6,534 60,000
Based on % Max Lot Coverage 20% 20% 15%
Based on Yard/Parking Req 19.3% 19.3% 7.9% 34%
Surface Parking/Loading Area 20,600 47,916 72,708 24,252 100,190 77,982
% of total site 47% 55% 55.6% 55.7% 57.5% 44.8% Total Building Floor Area (Bldg 8,712 17,424 25,221 16,600 68,800 13,068 60,000 footprint*# of floors) Building Floor Area Per Acre 8,712 8,712 8,407 16,600 17,200 13,068 15,000
Westlake 2009/2010 Market Analysis 165
APPENDIX C Development Potential of Vacant Commercially and Industrially Zoned Land in Study Area, by City
Retail/Business Office Mixed Use Industrial Total For City % of % of % of % of % of Building Building Building Building CITY Study Study Study Study Building Floor Study Acres Floor Area Acres Floor Area Acres Floor Area Acres Floor Area Acres Area Area Area Area Area Sq Ft Area Sq Ft Sq Ft Sq Ft Sq Ft Total Total Total Total Total
WESTLAKE 53 464,350 5.4% 46 770,166 17.6% 31 899,650 80.6% 274 4,104,000 12.6% 404 6,238,166 13.4% Percent of 13.1% 7.4% 11.4% 12.3% 7.7% 14.4% 67.8% 65.8% 100% 100% Westlake Total
Avon 307 3,758,150 43.3% 184 3,596,200 82.2% 0 0 0.0% 1,269 14,572,712 44.9% 1,761 21,927,062 47.0%
Avon Lake 43 609,000 7.0% 0 0 0.0% 0 0 0.0% 259 2,899,680 8.9% 302 3,508,680 7.5%
Bay Village 0 0 0.0% 0 0 0.0% 0 0 0.0% 0 0 0.0% 0 0 0.0%
Fairview Park 4 54,000 0.6% 0 0 0.0% 0 0 0.0% 0 0 0.0% 4 54,000 0.1%
North Olmsted 31 310,000 3.6% 0 0 0.0% 6 138,000 12.4% 61 957,700 3.0% 98 1,405,700 3.0%
North Ridgeville 318 3,447,522 39.7% 0 0 0.0% 7 78,408 7.0% 459 9,994,842 30.8% 785 13,520,772 29.0%
Rocky River 3 32,670 0.4% 1 10,890 0.2% 0 0 0.0% 0 0 0.0% 4 43,560 0.1% Subtotal ‐ 707 8,211,342 94.6% 185 3,607,090 82.4% 14 216,408 19.4% 2,049 28,424,934 87.4% 2,955 40,459,774 86.6% Surrounding Cities
Study Area Total 760 8,675,692 100% 231 4,377,256 100% 45 1,116,058 100% 2,323 32,528,934 100% 3,359 46,697,940 100%
Percent of Study 22.6% 18.6% 6.9% 9.4% 1.3% 2.4% 69.7% 69.7% 100.0% 100.0% Area Total *Crocker Park ‐ remaining development potential. Source: Cuyahoga County Planning Commission
166 Westlake 2009/2010 Market Analysis APPENDIX D Potential Tax Revenue Comparison by Zoning District, Westlake
Business Office Industrial Zoning District ‐ Districts Districts Districts Land Use Focus OL / EI‐ OL / EI‐ GB / IS OB EOP Lt Industry Warehousing Development Potential a Square feet of Building/Acre 8,712 16,600 17,200 15,000 15,000 Income Tax Revenue b Avg # of Employees/1,000 sf 5.0 3.0 3.0 2.2 1.3 c Total Employees/Acre 44 50 52 33 20 d Avg Wage/Employee $18,365 $47,570 $47,570 $41,400 $55,655 e Total Income/Acre $808,060 $2,378,500 $2,473,640 $1,366,200 $1,113,100 Estimated City Income Tax f Revenue/Acre (at 1.5% of $12,121 $35,678 $37,105 $20,493 $16,697 earnings) Real Estate Tax Revenue g Market Value/Square Foot $147.75 $172.10 $172.10 $111.12 $85.82 h Estimated Real Estate Tax Value $450,519 $999,901 $1,036,042 $583,380 $450,555
i Estimated City Portion of Real $4,326 $9,601 $9,948 $5,602 $4,326 Estate Tax Revenue /Acre Grand Total J $16,447 $45,278 $47,053 $26,095 $21,023 Estimated Revenue/Acre Source by Column: a: Table 2. b: Retail and Industrial District employees: Institute of Traffic Engineers Trip Generation, 5th Edition, 1991; Office employees: Urban Land Institute Development Impact Assessment Handbook, 1994. d: 2007 Economic Census: Table 1 Selected Statistics by Economic Sector, City of Westlake, Ohio; Annual Payroll / Number of Employees. f: Row e x 1.5% City income tax rate. g: RSMeans Construction Costs Data, Cleveland Market, 2009. h: (Row a x g) x 35%. i: (Row h/1000) x 64.79 (Westlake Eff. C/I tax rate) x 14.82% City portion C/I rate. j: Sum of Rows f and i.
Westlake 2009/2010 Market Analysis 167
APPENDIX E Inputs & Assumptions Used to Generate Potential Tax Revenue
AVERAGE EMPLOYEE DENSITIES Avg Employees per 1,000 LU Code Title Description sf gross Floor Area Retail 810 General Retail A retail establishment selling general merchandise n/a Small retail shops specializing in quality apparel, hard 814 Specialty Retail goods, svcs (real estate, dance, florists) and small 1.82 restaurants 815 Discount Store Free‐standing stores with off‐street parking; open 24 hrs 1.53 831 Quality Restaurant Reservations required 7.46 832 High‐Turnover Restaurant Family‐friendly; no reservation needed 9.92 Average 5.18 Industrial Group of flex‐type businesses, avg mix: 30% 770 Business Park office/commercial; 70% industrial/warehouse 3.01 Facility where goods are transferred between trucks, 030 Truck Terminal trucks and railroads, or trucks and ports 2.34 Emphasis on non‐manufacturing activities; Typically free‐ 110 Light Industrial standing and single‐use 2.16 Usually have higher # of employees per industrial plant 120 Heavy Industrial than mfg 1.82 130 Industrial Park Area containing # of industrial facilities 2.00 Primary activity is conversion of raw materials/parts into 140 Manufacturing finished products 1.87 Average 2.20 150 Warehousing Primarily storage of materials 1.28 Group of flex‐type businesses, avg mix: 30% 770 Business Park office/commercial; 70% industrial/warehouse 3.01 Offices Offices Employees per 1,000 square feet 3.0 Source: Institute of Traffic Engineers, Trip Generation, 5th Edition, 1991 and Urban Land Institute, Development Impact Assessment Handbook, 1994.
COMBINED INDUSTRY PAYROLL PER EMPLOYEE Industry NAICS Code Avg Payroll/ Employee Retail Retail trade (NAICS 42‐45) $19,233 Accommodation and food services (NAICS 72) $13,196 Other services (except public administration) (NAICS 81) $22,666 Average $18,365 Industrial Manufacturing (NAICS 31‐33) $41,399 Wholesale (NAICS 42) $55,655
168 Westlake 2009/2010 Market Analysis COMBINED INDUSTRY PAYROLL PER EMPLOYEE, continued Industry NAICS Code Avg Payroll/ Employee Offices Information (NAICS 51) $79,232 Real estate and rental and leasing (NAICS 53) $28,870 Professional, scientific, & technical services (NAICS 54) $63,329 Administrative and Support & Waste Mngt (NAICS 56) $29,055 Health care and social assistance (NAICS 46) $37,364 Source: 2007 Economic Census: Table 1: Selected Statistics by Economic Sector and Table EC0742A1, US Bureau of the Census.
MARKET VALUE OF LAND/BUILDING PER SQUARE FOOT
Industry Source Description $’s per Square Foot Retail Convenience Store Major U.S. City: Cleveland, Ohio 7/2009 $97.19 Fast Food Major U.S. City: Cleveland, Ohio 7/2009 $191.70 Daycare Major U.S. City: Cleveland, Ohio 7/2009 $139.92 Office (one‐story) Major U.S. City: Cleveland, Ohio 7/2009 $162.19 Average $147.75 Industrial Factory (Three stories) Major U.S. City: Cleveland, Ohio 9/2009 $111.12
Wholesale Major U.S. City: Cleveland, Ohio 9/2009 $85.82 Offices Office (two‐four‐stories) Major U.S. City: Cleveland, Ohio 2/2010 $172.10 Source: RSMeans' Dollars‐per‐Square‐Foot Construction Costs, July 20, 2009.
Westlake 2009/2010 Market Analysis 169 APPENDIX F 2009 Inventory of Westlake Establishments
.
170 Westlake 2009/2010 Market Analysis Westlake Market Study: Detailed Inventory By City City Business Type
Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake A1 Supermarkets 30275 Detroit Rd Giant Eagle 76,076 30700 Detroit Rd Aldi's 16,000 175 Market St Trader Joe's 10,769 10,769
Sum 102,845 10,769 A2 Other Food 24505 Center Ridge Rd Deli for Less 2,500 26457 Center Ridge Rd Pepperidge Farm Thrift Store 1,750 29233 Center Ridge Rd Convenient Food Mart 3,500 30792 Center Ridge Rd Bradley Beverage 1,410 24961 Detroit Rd Kathy's Kolacke Shop 2,368 24961 Detroit Rd Lehman's Country Store Inc 2,562 25984 Detroit Rd Johnny's Beverage 3,321 26055 Detroit Rd Lobster Bros Seafood 1,000 26179 Detroit Rd Fine Wine & Tobacco The 4,500 4,500 27112 Detroit Rd Convenient Food Mart 4,498 30664 Detroit Rd Minotti's Wine & Liquor 3,600
Sum 31,009 4,500 A3 Food & Drinking Service 673 Cahoon Rd Whistle Stop Restaurant 2,450 777 Cahoon Rd White Oaks Restaurant 6,595 871 Canterbury Rd E A Luncheon Time 6,000 24282 Center Ridge Rd Mitchell's Tavern 4,015 24513 Center Ridge Rd Mr. Hero 1,250 24533 Center Ridge Rd Hungry Howie's Pizza & Subs 1,250 24545 Center Ridge Rd Loco Leprechaun 3,000 24850 Center Ridge Rd Stonehouse Grill 3,000 25022 Center Ridge Rd Picc-A-Deli Café 1,000 25099 Center Ridge Rd Thai Spice 5,100 25124 Center Ridge Rd Little Budapest 2,000 25600 Center Ridge Rd Friendly Restaurant 3,974 26105 Center Ridge Rd Vicki's Diner & Deli 1,072 1,072 26235 Center Ridge Rd Sweet Basil Napolitan Style Pizzeria 3,400 26261 Center Ridge Rd Time Warp Bar 2,335 26485 Center Ridge Rd Claudette's Restaurant & Deli 5,250 26569 Center Ridge Rd Zeppe's Pizzeria Of Westlake 2,000 27020 Center Ridge Rd Subway 1,500 27026 Center Ridge Rd Rusty Barrel 2,418 27828 Center Ridge Rd Frankie's Italian Ristorante 1,828 28743 Center Ridge Rd Mezza Mediterranean Cuisine 1,100 28751 Center Ridge Rd Dining with Panos 4,400 29241 Center Ridge Rd China Wok 2,400 29580 Center Ridge Rd Daddona's Italian Restaurant 3,200 3,200
12/31/2009 Cuyahoga County Planning Commission 171 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake A3 Food & Drinking Service 29600 Center Ridge Rd Java Café Coffee 1,600 1,600 30855 Center Ridge Rd Wagner's Country Inn 33,780 2064 Clague Rd Romeo's Pizza 1,400 1345 Columbia Rd Taco Bell 2,848 2,848 857 Columbia Rd Clubhouse Grill 6,454 139 Crocker Park Blvd Vieng's Asian Bistro 7,200 7,200 148 Crocker Park Blvd Cheesecake Factory 10,091 10,091 151 Crocker Park Blvd Aladdin's Eatery 3,000 3,000 200 Crocker Park Blvd Brio Tuscan Grille 7,000 7,000 204 Crocker Park Blvd Rocky Mountain Chocolate Factory 1,350 1,350 224 Crocker Park Blvd Liquid Planet 1,600 1,600 287 Crocker Park Blvd 87 West 2,370 3,000 168 Crocker Park Rd First Watch 3,500 2035 Crocker Rd Applebee's 6,325 6,325 23575 Detroit Rd Buca Di Beppo 9,277 23800 Detroit Rd Panini's 8,422 24389 Detroit Rd Asian Wok Chinese Restaurant 2,520 24481 Detroit Rd 100 Saucy Bistro 6,650 E 24600 Detroit Rd 1 Viva Fernando 7,500 E 24945 Detroit Rd F Heartland Winery/Black Box Brew 2,500 24945 Detroit Rd E Mahle's Restaurant & Lounge 5,000 25467 Detroit Rd KFC Kentucky Fried Chicken 2,803 25651 Detroit Rd 100 Houlihan's 4,100 25700 Detroit Rd McDonald's 6,024 26063 Detroit Rd Domino's Pizza 1,000 26079 Detroit Rd Subway 1,000 26137 Detroit Rd Panera Bread Co 3,000 3,000 26161 Detroit Rd Mitchell's Ice Cream 2,625 2,625 26285 Detroit Rd A & J's Grill 1,285 27155 Detroit Rd Pizza Hut 3,264 27200 Detroit Rd Cleats 3,423 27315 Detroit Rd Papa John's Pizza 1,425 27333 Detroit Rd No. 1 Chinese Restaurant 1,100 27402 Detroit Rd Dover Gardens Tavern 2,528 29750 Detroit Rd Bob Evans 5,870 29778 Detroit Rd Wendy's 2,760 29990 Detroit Rd Caribou Coffee 2,100 2,100 30006 Detroit Rd Asuka Japanese Cuisine 7,000 7,000 30020 Detroit Rd Rita's Water Ice 1,600 30030 Detroit Rd Cafe Tandoor 3,200 30100 Detroit Rd McDonald's 4,002 4,002 30105 Detroit Rd Max & Erma's Restaurant 7,502 30115 Detroit Rd TGI Friday's 6,751 30155 Detroit Rd Bruegger's Bagel Bakery 2,335
12/31/2009 Cuyahoga County Planning Commission 172 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake A3 Food & Drinking Service 30297 Detroit Rd Five Guys Burgers 3,247 30311 Detroit Rd Baskin-Robbins 1,170 30319 Detroit Rd Robek's 1,050 30325 Detroit Rd Subway 1,050 30327 Detroit Rd Starbucks 1,050 30610 Detroit Rd El Rodeo 6,500 30634 Detroit Rd Pizza By Robert 1,000 30651 Detroit Rd Cabin Club 2,140 30676 Detroit Rd Savannah Bar & Grill 6,500 680 Dover Center Rd The Copper Cup 2,743 688 Dover Center Rd Ironwood Café 5,040 694 Dover Center Rd Moosehead Saloon 1,434 20 Main St Agave 5,200 5,200 21 Main St Hyde Park Grille 5,500 5,500 9 Main St Blake's Seafood Restaurant & Bar 6,000 6,000 135 Market St Chipotle 4,400 4,400 180 Market St Dave's Cosmic Subs 1,275 1,275 24900 Sperry Dr Outback Steakhouse 6,220 6,220 25054 Sperry Dr Carrabbas Italian Grill 6,864 6,864
Sum 346,004 102,472 A4 Health/Drugs 23709 Center Ridge Rd RiteAid 11,320 11,320 25524 Center Ridge Rd Walgreens 13,833 13,833 27175 Center Ridge Rd RiteAid 11,320 11,320 27300 Detroit Rd Discount Drug Mart 54,570 54,570 30195 Detroit Rd GNC General Nutrition Center 1,613 30791 Detroit Rd CVS 10,248 10,248
Sum 102,904 101,291 A5 Other Convenience Goods 25027 Center Ridge Rd Party Station 8,500 26615 Center Ridge Rd 4 Neighborhood Dollar Store 1,150 E 27223 Center Ridge Rd Flower Port 1,360 160 Crocker Park Blvd Sephora 6,500 6,500 198 Crocker Park Blvd Barnes & Noble Booksellers 38,808 38,808 262 Crocker Park Blvd MAC Cosmetics 4,750 4,750 271 Crocker Park Blvd L'Occitane 1,000 1,000 25943 Detroit Rd Astound 2,000 25951 Detroit Rd Benjamin Moore/ Pucher Decorati 3,500 26149 Detroit Rd Love & Laughter Card & Gift 2,200 2,200 26825 Detroit Rd Silver Fox Florists 1,574 27331 Detroit Rd Sherwin Williams Co 2,200 27351 Detroit Rd Ingersoll Hardware 4,085 30121 Detroit Rd Borders Books & Music 52,748
12/31/2009 Cuyahoga County Planning Commission 173 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake A5 Other Convenience Goods Sum 130,375 53,258 A6 Convenience Services 1340 Canterbury Rd Hair Design At 1340 1,184 23550 Center Ridge Rd rear Ichiban Salon & Day Spa Inc 3,215 E 3,215 23760 Center Ridge Rd Empire Tanning 2,495 24350 Center Ridge Rd Bella Capelli Inc 12,300 24500 Center Ridge Rd 130 Steven Skowrow Licensed Massage 2,900 E 24549 Center Ridge Rd Care Cleaners 1,800 24960 Center Ridge Rd True Custom Framing 1,000 25000 Center Ridge Rd 1 Picture Takers 1,200 25075 Center Ridge Rd Vienna Shears/Hair Designs 3,400 25100 Center Ridge Rd Modern Nail Salon 1,200 26097 Center Ridge Rd Trim/Perfect 10 1,793 1,793 26180 Center Ridge Rd Sewing Sensations 750 E 26273 Center Ridge Rd Infinity Hair & Spa 2,335 26531 Center Ridge Rd Fusions Of Westlake 5,235 26615 Center Ridge Rd 3 Gold Star Tailoring 1,150 E 26615 Center Ridge Rd 2 Tropical Tan Salon 1,150 E 26915 Center Ridge Rd Golden Shear Barbershop 525 26918 Center Ridge Rd Sissors & Suds Pet Grooming 1,800 27016 Center Ridge Rd Stay in Style Hair Design 1,500 27059 Center Ridge Rd LL Studio South Photo 3,025 E 27239 Center Ridge Rd Shear Designs 400 27303 Center Ridge Rd Reehorst Cleaners 3,258 27358 Center Ridge Rd Rainbow Room Hair Salon 1,568 1,568 28707 Center Ridge Rd Hair by Devereaux 1,950 28711 Center Ridge Rd Nail Art Studio 1,300 28719 Center Ridge Rd Electric Beach Tanning 1,950 28871 Center Ridge Rd 103 Allure Derma Spa 1,152 E 29109 Center Ridge Rd Spa West 5,600 5,600 29217 Center Ridge Rd Organique Derma Spa & Salon 1,800 30590 Center Ridge Rd Ibi David Salon & Spa 2,550 2,550 30638 Center Ridge Rd The Spa/Therapeutic Hands Inc 4,638 4,638 31029 Center Ridge Rd Navis Inc 4,800 E 31150 Center Ridge Rd Hot Locks Salon 1,150 2080 Clague Rd Italian Cobbler 1,400 2085 Clague Rd Astron Tailors 1,175 2088 Clague Rd Sun Brite Cleaners 1,400 2089 Clague Rd Magic Shears 1,175 2092 Clague Rd Hair IT IZ Salon 1,800 28011 Clemens Rd Travel Mart 5,040 5,040 896 Corporate Way 450 Carlson Wagonite Travel 5,350 E 896 Corporate Way 410 TKO 2,000 E 1650 Crossings Pkwy A-B CC Salon & Spa 2,000 E
12/31/2009 Cuyahoga County Planning Commission 174 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake A6 Convenience Services 24549 Detroit Rd 2 North Coast Massage 715 E 24629 Detroit Rd 1 Moran Massotherapy 525 E 24945 Detroit Rd A Vanity Lab 1,200 25899 Detroit Rd Avant Salon West 1,500 25919 Detroit Rd Williamsburg Cleaners 3,000 25933 Detroit Rd Prem's Dress Alteration & Tailoring 2,000 25963 Detroit Rd Travel Leaders 2,000 26059 Detroit Rd Impressions Hair Salon 1,000 26067 Detroit Rd Sam's Tailoring 700 26075 Detroit Rd Westlake Travel 1,000 26155 Detroit Rd Rometrics Salon & Spa 2,625 2,625 26167 Detroit Rd Woodard Photographic 2,125 2,125 26241 Detroit Rd Love Photography 1,800 26843 Detroit Rd Westlake Massotherapy 1,437 27100 Detroit Rd Tan Tropics 1,535 27319 Detroit Rd Detroit-Dover Laundromat 1,050 27335 Detroit Rd Cantrell's Grooming 850 27339 Detroit Rd Pat's Cleaners 1,100 27357 Detroit Rd Cataza's Barbershop 550 27476 Detroit Rd 102 Five Elements Healing Arts 3,200 E 3,200 27540 Detroit Rd 202 River Therapeutic Massage 1,200 E 29994 Detroit Rd Celebrity Tan 2,500 2,500 30167 Detroit Rd Frames Unlimited 2,342 30239 Detroit Rd Charles Scott Spa/Salon 4,000 30307 Detroit Rd Massage Envy 2,580 30315 Detroit Rd Best Cuts 1,120 30323 Detroit Rd Carlson Wagonlit Travel 1,050 30640 Detroit Rd Great Clips For Hair 1,000 30646 Detroit Rd Best Nails 1,000 30652 Detroit Rd Williamsburg Cleaners 1,400 30670 Detroit Rd Destination Travel Co 700 189 Main St Aveda Salon & Spa 2,500 2,500 26945 Westwood Rd Luvs Hair Design 2,400
Sum 157,117 37,354 B2 Other General Merchandise 25001 Center Ridge Rd Stein Mart 51,480 30010 Detroit Rd Sears Grand 84,180 30050 Detroit Rd Marc's 41,500
Sum 177,160 B3 Clothing and Shoes 25028 Center Ridge Rd Once Upon A Child 3,250 25046 Center Ridge Rd Classic Closet Consignments 1,500 211 Crocker Park Blvd Abercrombie & Fitch 6,800 6,800 214 Crocker Park Blvd H & M 9,450 9,450
12/31/2009 Cuyahoga County Planning Commission 175 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake B3 Clothing and Shoes 253 Crocker Park Blvd American Eagle Outfitters 5,850 5,850 254 Crocker Park Blvd Aeropostale 4,750 4,750 263 Crocker Park Blvd Buckle 3,000 3,000 275 Crocker Park Blvd Guess 2,500 2,500 291 Crocker Park Blvd DSW Shoes 6,000 6,000 25895 Detroit Rd Campus Outfitters 2,250 25975 Detroit Rd A Bride's Design 1,750 26107 Detroit Rd RR Freestyle for Men 4,000 4,000 26141 Detroit Rd Knuth's 2,600 2,600 30179 Detroit Rd Cara's Boutique 2,000 30187 Detroit Rd Giovanni Carrelli Clothier 2,000 100 Main St Express/Limited 4,000 4,000 106 Main St Express Men 3,500 3,500 117 Main St Victoria's Secret 5,600 5,600 12 Main St Champs 7,800 7,800 124 Main St Coldwater Creek 5,250 5,250 129 Main St Chico's 2,400 2,400 140 Main St Talbots 6,300 6,300 145 Main St Ann Taylor 4,800 4,800 156 Main St Gymboree 3,000 3,000 165 Main St Clark's Shoes 2,000 2,000 173 Main St Hue Studio 2,400 2,400 174 Main St Justice 4,200 4,200 177 Main St Marcell 2,400 2,400 184 Main St Eddie Bauer 5,250 5,250 197 Main St White House Black Market 2,700 2,700 30 Main St Journeys 3,200 3,200 33 Main St Urban Outfitters 10,000 10,000 88 Main St J Crew 5,800 5,800 99 Main St Hollister 5,600 5,600 200 Market St Banana Republic 5,400 5,400 206 Market St Gap/Baby Gap/Gap Kids 12,650 12,650
Sum 161,950 149,200 B4 Other Shopping Goods 23820 Center Ridge Rd Westgate Music Center 2,730 24373 Center Ridge Rd Gale's Garden Centers 60,351 15,554 24839 Center Ridge Rd Pat Catan's Craft Centers 16,150 25060 Center Ridge Rd Schreibman's Lawrence Gems 1,600 26185 Center Ridge Rd Plantcrafters Garden Center 10,090 26469 Center Ridge Rd Rettig Music 3,375 27010 Center Ridge Rd Skyline Music 3,100 28691 Center Ridge Rd The Mart 2,925 29209 Center Ridge Rd Stanton Jewelers 1,200 29560 Center Ridge Rd Kolick's Jeweler's 3,000 3,000
12/31/2009 Cuyahoga County Planning Commission 176 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake B4 Other Shopping Goods 30582 Center Ridge Rd Cricket Power Equipment 7,683 E 4,483 31023 Center Ridge Rd 2/4 B 2 B Mobile Solutions Llc 1,800 E 29299 Clemens Rd Beyond Wireless 4,375 143 Crocker Park Blvd Sprint Store 2,000 2,000 155 Crocker Park Blvd P Graham Dunn 2,100 2,100 172 Crocker Park Blvd Smith & Hawken 12,078 12,078 215 Crocker Park Blvd Spirit Halloween 9,975 9,975 279 Crocker Park Blvd Sunglass Hut 1,000 1,000 300 Crocker Park Blvd Dick's Sporting Goods 71,562 71,562 815 Crocker Rd B5 North Coast Athletic Co 1,300 E 1,300 25887 Detroit Rd Belle Soiree 1,700 25891 Detroit Rd Gifts Unlimited 2,000 25967 Detroit Rd Coins & Collectibles 1,200 25979 Detroit Rd Kleinhenz Jewelers 2,500 26173 Detroit Rd Yeager Jewelers Inc 4,500 4,500 26273 Detroit Rd Canterbury Creek Gardens 2,908 27070 Detroit Rd 102 Unico Sport Ltd 1,535 27337 Detroit Rd La Campagna 850 27630 Detroit Rd Cahoon Nursery 3,200 30002 Detroit Rd RadioShack 2,600 2,600 30020 Detroit Rd Dodd Camera & Video 1,600 30034 Detroit Rd Pet Supplies "Plus" 9,300 30171 Detroit Rd Verizon Wireless 3,065 30175 Detroit Rd Villa Collections 2,000 30191 Detroit Rd NJ Thomas Jewelers 2,000 30215 Detroit Rd OfficeMax 24,796 1425 Dover Center Rd AT&T 3,024 2726 Dover Center Rd Wyatt Tractor & Mower Co 13,200 677 Dover Center Rd Landmark Lawn And Garden Suppl 2,750 E 2,750 183 Main St Coach Store 2,000 2,000 3984 Porter Road Dean's Greenhouse 37,339
Sum 342,461 134,902 B5 Furniture & Home-Related 23123 Center Ridge Rd Warner Interiors 9,720 24700 Center Ridge Rd 250 Lighthouse Home Products/Candle 1,450 E 25017 Center Ridge Rd Distinctive Home Decor 6,800 26056 Center Ridge Rd Marble Kare Products 2,356 E 26333 Center Ridge Rd A Shade Better West 1,687 26333 Center Ridge Rd Village Design 1,663 26949 Center Ridge Rd Schuenemann TV Appliance Cente 7,685 30808 Center Ridge Rd Brian's Furniture 5,631 175 Crocker Park Blvd Arhaus Furniture 10,000 10,000 267 Crocker Park Blvd Apple Store 2,000 2,000 24523 Detroit Rd Lee Meier Interiors 3,165
12/31/2009 Cuyahoga County Planning Commission 177 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake B5 Furniture & Home-Related 26113 Detroit Rd Floors And More 4,200 4,200 26325 Detroit Rd Lake Carpet 1,853 26807 Detroit Rd Action Vacuum 1,681 27255 Detroit Rd Tuesday Morning 19,700 30083 Detroit Rd Bed Bath & Beyond 29,963 30655 Detroit Rd Harrison's Fine Furniture & Interio 10,100 795 Sharon Dr B Breitenbach Kitchen & Bath 1,500 E 799 Sharon Dr Closets By Design 2,500 E
Sum 123,654 16,200 C1 New Auto Sales 24015 Center Ridge Rd John Lance Ford 85,330 15,432 24400 Center Ridge Rd Nick Mayer Lincoln/Lariche Lincol 27,382 25100 Detroit Rd Pat O'Brien Chevrolet Dealership 38,012 38,012
Sum 150,724 53,444 C3 Auto Parts Sales 25409 Detroit Rd NTB/Tire Kingdom 8,320 26000 First St A Westshore Auto Parts 2,700 2,700
Sum 11,020 2,700 C4 Auto Service & Repair 1283 Bradley Rd Bradley Auto 2,496 25551 Center Ridge Rd Quick Change 1,352 1,352 28825 Center Ridge Rd Auto Repair garage 6,000 6,000 30393 Center Ridge Rd Green's Garage 1,600 30760 Center Ridge Rd Westlake Laser Wash 3,000 3,000 29300 Clemens Rd Henderson Industries Inc 2,850 1220 Columbia Rd Lube Stop 1,110 25247 Detroit Rd #1 Express Carwash 5,625 25247 Detroit Rd #1 Express Detail Center 4,000 27051 Detroit Rd Rad Air Complete Car Care 4,085 27180 Detroit Rd Detroit-Dover Auto Wash 2,897 27303 Detroit Rd MoGo Auto Service 4,968 29778 Detroit Rd Monro Muffler Brake & Service 4,306 1325 Dover Center Rd Conrads Total Car Care &Tire Ctr 5,781 679 Dover Center Rd Keating Pat Auto Body 1,875 1,875 691 Dover Center Rd Superlube Complete Car Care Ctr 2,862
Sum 54,807 12,227 C5 Gas Stations 23696 Center Ridge Rd Shell Auto Center 1,480 25535 Center Ridge Rd BP Gas 630 27190 Center Ridge Rd Circle K 3,783 3,783 27210 Center Ridge Rd GetGo gas 2,398 29601 Clemens Rd BP Gas 2,800 2240 Columbia Rd BP Gas 2,562
12/31/2009 Cuyahoga County Planning Commission 178 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake C5 Gas Stations 1145 Crocker Rd Shell Gas 1,392 25464 Detroit Rd BP Gas 1,856 1,856 27179 Detroit Rd Sunoco 624 30805 Detroit Rd Speedway 2,980 30812 Detroit Rd BP Gas 4,294 4,294
Sum 24,799 9,933 C6 Other Automotive 23792 Center Ridge Rd Cleveland Off Road Equipment 2,800 26314 Center Ridge Rd Kidsmobile Inc 2,376 E 24690 Sperry Dr Enterprise Rent-A-Car 11,894 11,894
Sum 17,070 11,894 D1 Enclosed Amusements 1371 Clague Rd Clague Playhouse 10,113 1255 Columbia Rd Bally Total Fitness 14,710 1575 Columbia Rd Westshore YMCA 31,477 23409 Detroit Rd Diamond Indoor Sports Complex 29,165 30147 Detroit Rd Regal Cinemas 35,154 25735 First St Dave & Buster's 56,805 56,805 2070 King James Pkwy Regency Racquet & Swim Club 7,880 131 Market St Gold's Gym/Urban Active Fitness 40,000 40,000
Sum 225,304 96,805 D2 Social Halls 695 Cahoon Rd American Legion Post 385 1,056 24350 Center Ridge Rd Lakewood Elks Lodge 12,760 26145 Center Ridge Rd Western Cuyahoga Lodge 4,882 25777 Detroit Rd La Centre Conference & Banquet F 42,620 42,620 800 Sharon Dr Youth Challenge/Gathering Place 16,017 E
Sum 77,335 42,620 D3 Outdoor Amusements 2613 Bradley Rd Lakewood Country Club 38,292 29800 Center Ridge Rd Meadowood Golf Course 10,958 6,740 28105 Clemens Rd Five Seasons Country Club 114,174 114,174
Sum 163,424 120,914 E1 Hotels, etc. 29595 Clemens Rd Red Roof Inn 36,400 30100 Clemens Rd Residence Inn by Marriott 40,518 30360 Clemens Rd Extended Stay Deluxe 41,766 41,766 1100 Crocker Rd Holiday Inn 161,300 29690 Detroit Rd Hampton Inn Westlake 48,073 25050 Sperry Dr Courtyard By Marriott 65,481 65,481 25052 Sperry Dr TownPlace Suites 51,232 51,232 25200 Sperry Dr Super 8 Motel 34,152
Sum 478,922 158,479
12/31/2009 Cuyahoga County Planning Commission 179 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake E2 Funeral Homes 23040 Center Ridge Rd Craciun-Berry Funeral Home 10,201 25620 Center Ridge Rd McGorray Hanna Funeral Home 7,580 7,580 26691 Detroit Rd Berry D Martens & Sons Funeral H 6,600 2914 Dover Center Rd Jenkins Funeral Chapel & Cremator 6,663
Sum 31,044 7,580 E3 Animal Hospitals 827 Bassett Rd Inn to Pets 7,040 863 Bradley Rd Camp BowWow 8,800 8,800 26050 Center Ridge Rd Center West Animal Hospital 9,104 9,104 27370 Center Ridge Rd Westlake Animal Hospital 3,332 28140 Center Ridge Rd Misty Glen Boarding Kennel 6,936 27366 Detroit Rd Detroit-Dover Animal Hospital 4,623
Sum 39,835 17,904 E4 Instruction Schools 23800 Center Ridge Rd Nancy Larsen Dance Studio 1,896 24549 Center Ridge Rd Kumon Math, Reading Success 1,800 25940 Center Ridge Rd Live Fit 1,200 1,200 26060 Center Ridge Rd 2nd Fl Tracy Vedda Studio of Dance 2,860 26429 Center Ridge Rd Curves For Women 1,750 26615 Center Ridge Rd Kumon Reading & Math Learning 1,150 E 26991 Center Ridge Rd PRO Driving School 9,500 27014 Center Ridge Rd Top Driver Driving School 900 28735 Center Ridge Rd Bodywave Pilates 4,400 28899 Center Ridge Rd 305 Insurance Education Centers 2,638 2,638 29201 Center Ridge Rd Ladies Workout Express 2,000 28901 Clemens Rd 115W Alpha Individualized Tutoring 1,200 E 29313 Clemens Rd 2F Center for Learning 2,100 30205 Clemens Rd Amanda's Tumbling Center 3,200 E 3,200 2211 Crocker Rd 120 Overload Fitness 1,750 1,750 815 Crocker Rd D Full Power Fitness 3,000 3,000 24525 Detroit Rd Living Well Counseling Svcs 830 E 24600 Detroit Rd 201 Center For Learning 2,525 E 26040 Detroit Rd 4 Sylvan Learning Centers/Learning 5,030 5,030 26125 Detroit Rd Tutoring Club 1,200 1,200 27070 Detroit Rd Heights Driving School 2,300 E 27070 Detroit Rd Jazzercise 2,300 E 27321 Detroit Rd Westlake Martial Arts 3,500 27327 Detroit Rd Leneghan Academy 3,200 835 Sharon Dr 250 Custom Fit Training Inc 1,900 E
Sum 64,129 18,018 E5 Business Services 787 Bassett Rd etcetera services 1,450 871 Canterbury Rd A Mailpouch Mailing Service 2,200
12/31/2009 Cuyahoga County Planning Commission 180 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake E5 Business Services 905 Canterbury Rd D Mallard Home Services 1,625 1,625 24521 Center Ridge Rd All Kinds of Signs 1,250 24600 Center Ridge Rd 425 Dial America Call Center 10,000 E 24600 Center Ridge Rd 400 Dial America Marketing 10,000 E 24650 Center Ridge Rd 130 Stanthony Messenger 2,000 E 25000 Center Ridge Rd 3 General Bar Law Directory Inc 2,400 26995 Center Ridge Rd Integration Services 1,526 29225 Center Ridge Rd e-Blueprint 1,800 30586 Center Ridge Rd Rhapsody Music Studio 1,315 E 1,315 31335 Center Ridge Rd Take One Studios 1,565 29299 Clemens Rd Big Productions Inc 5,000 29313 Clemens Rd 2N Cleaning Authority The 3,750 30205 Clemens Rd Collegiate Directories 3,200 E 3,200 30257 Clemens Rd C American Office Services 4,300 E 4,300 30311 Clemens Rd 3 Citadel Communications & Data 1,600 E 671 Columbia Rd RTown Communications 1,300 E 1991 Crocker Rd 320 Profiles in Diversity Journal 2,580 E 1991 Crocker Rd 204 Via Media Inc 2,580 E 24525 Detroit Rd Paint Group 830 E 25125 Detroit Rd 150 Action Maids 986 25125 Detroit Rd 105 Synnentics 986 25935 Detroit Rd UPS Store 3,000 26202 Detroit Rd System Care Inc 2,625 E 2,625 26202 Detroit Rd Zapis Capital Group Llc 2,625 E 2,625 30628 Detroit Rd UPS Store 2,200 26100 First St LOGOS 17,820 835 Sharon Dr 300 All Media Design Group 5,500 E 875 Westpoint Pkwy One Link Technical Services 3,750 E 26915 Westwood Rd Villager Newspaper 1,030 E 26933 Westwood Rd West Life 1,705 E
Sum 104,498 15,690 E6 Misc. & Unidentified Retail 26220 Center Ridge Rd Griswold Special Care 2,292 27390 Center Ridge Rd LeChaperon Rouge Childcare 10,856 29520 Center Ridge Rd Fit By Five Preschool 10,315 10,315 30502 Center Ridge Rd Goddard School Day Care 8,134 8,134 27955 Clemens Rd B CEC Child Enrichment Center 4,000 E 25969 Detroit Rd AMVETS Clothing & Drop off 1,200 26131 Detroit Rd Gymboree Play & Music 1,625 1,625 26830 Detroit Rd Creative Playrooms 16,312 5,620 2239 Dover Center Rd Play & Learn Nursery School 15,905 30850 Viking Pkwy Kindercare Learning Center 7,485 7,485
Sum 78,124 33,179 F1 Existing Vacant
12/31/2009 Cuyahoga County Planning Commission 181 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake F1 Existing Vacant 23735 Center Ridge Rd vacant (Marathon) 1,868 24547 Center Ridge Rd vacant (Wallridge Plaza) 1,800 25016 Center Ridge Rd vacant (My Gym) 1,950 25021 Center Ridge Rd vacant (Novotny Furs) 5,100 25063 Center Ridge Rd vacant (Dallas Shoes) 7,500 25076 Center Ridge Rd vacant (Cooking Thyme) 1,000 25092 Center Ridge Rd vacant (The Picture Takers ) 1,200 25093 Center Ridge Rd vacant (Vocelli Pizza) 3,400 25112 Center Ridge Rd vacant 1,000 25211 Center Ridge Rd vacant (garage) 1,650 25575 Center Ridge Rd vacant (Audio Craft) 5,000 25940 Center Ridge Rd vacant 2,400 2,400 26125 Center Ridge Rd vacant (Volume) 1,250 1,250 26253 Center Ridge Rd vacant (Canterbury Plaza) 6,800 26443 Center Ridge Rd vacant (Chelsea Hall) 1,750 26555 Center Ridge Rd vacant (Westlake Commons) 2,400 26615 Center Ridge Rd 1-5 vacant (The Colonade) 2,300 E 26910 Center Ridge Rd vacant (Dover Village Ctr) 8,500 28989 Center Ridge Rd vacant 4,550 E 29111 Center Ridge Rd vacant (Fitness Together) 2,100 2,100 29249 Center Ridge Rd vacant (Trading Post Pizza) 1,500 30700 Center Ridge Rd vacant (Center Pointe West) 1,368 1,368 30791 Center Ridge Rd vacant 1,290 31015 Center Ridge Rd 5 vacant 1,800 E 31031 Center Ridge Rd vacant/available 3,800 E 31130 Center Ridge Rd vacant/available 2,450 31156 Center Ridge Rd vacant (Architectural Vision Group 832 1499 Columbia Rd vacant (Rego Brothers) 40,164 1501 Columbia Rd vacant 9,408 24945 Detroit Rd C vacant (Right Path Martial Arts) 4,200 25907 Detroit Rd vacant (Furs By Weiss) 3,500 25911 Detroit Rd vacant (Prem's) 1,500 25923 Detroit Rd vacant (Web Of Life Natural Foods 5,200 25939 Detroit Rd vacant (Frankie's Italian Cuisine) 3,500 25955 Detroit Rd vacant (Migun) 2,000 25961 Detroit Rd vacant 2,000 25971 Detroit Rd vacant (Cullinaire Inc) 1,750 26071 Detroit Rd vacant(Learning Rx) 1,000 27317 Detroit Rd vacant/available 4,522 29996 Detroit Rd vacant (West Bay Plaza) 3,890 3,890 30020 Detroit Rd vacant (At Nail and Spa) 1,600 30119 Detroit Rd vacant (Promenade) 9,065 30159 Detroit Rd vacant (Catherine's Chocolates) 1,100 30163 Detroit Rd vacant (Sunglass Hut) 917
12/31/2009 Cuyahoga County Planning Commission 182 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake F1 Existing Vacant 30219 Detroit Rd vacant (Audio Visions) 6,204 112 Main St vacant (Indigo Nation) 3,000 3,000 159 Main St vacant (J Jill) 3,600 3,600 162 Main St vacant (Talbots Kids) 3,000 3,000 24 Main St vacant (Coldstone Creamery) 2,600 2,600 28 Main St vacant (PAC Sunwear) 3,000 3,000 167 Market St vacant (Norwalk Furniture & other 10,200 10,200 175 Market St vacant (Argus Bldg at Crocker Pk) 10,854 10,854 25048 Sperry Dr vacant (Key West Café) 7,652 7,652
Sum 221,984 54,914 F2 Incomplete Vacant 26583 Center Ridge Rd being remodeled - vacant (Sweetbe 2,000
Sum 2,000 H1 Professional/Legal 1119 Bassett Rd Harbinger Hospice Admin Offices 2,816 865 Bassett Rd United Consumers Financial Svcs 25,000 871 Canterbury Rd F Custom Fundraising Solutions 3,800 871 Canterbury Rd K Global Intermed 3,300 871 Canterbury Rd B Starbringer Associates 2,200 901 Canterbury Rd A & B ASSE 3,250 3,250 905 Canterbury Rd F & G Orr Associates 3,250 3,250 905 Canterbury Rd A Ready John J Atty 1,625 1,625 905 Canterbury Rd E Starfish Computer Corporation 1,625 1,625 909 Canterbury Rd P PSAS (Private School Aid Service) 8,500 8,500 23550 Center Ridge Rd 107 Acxiom 3,680 E 3,680 23550 Center Ridge Rd 204 Erieview Title Agency 1,250 E 1,250 23850 Center Ridge Rd Allstate Insurance 896 E 23850 Center Ridge Rd Mishler Howard V Atty 896 E 23850 Center Ridge Rd Rasmussen-Jacobs Joan 896 E 24500 Center Ridge Rd 140 Broker Transfer Consultants 2,900 E 24500 Center Ridge Rd 175 C. Clay Miller CPA 2,900 E 24500 Center Ridge Rd 325 CPA Offices (Fulton, Brej & Grieco) 11,690 E 24500 Center Ridge Rd 260 Curatolo Joseph G Patent Atty 7,800 E 24500 Center Ridge Rd 215 Facilities Mngt Concepts Inc 7,800 E 24500 Center Ridge Rd 175 Kolick & Kondzer Attys 2,900 E 24600 Center Ridge Rd 250 K Line America Inc 15,000 E 24600 Center Ridge Rd 100 Management Office 4,000 E 24600 Center Ridge Rd 110 Porter Marcia C Cpa 4,000 E 24600 Center Ridge Rd 125 Pro Financial Network 4,000 E 24600 Center Ridge Rd 140 Salis Michael & Vespoli Cpa's 4,000 E 24600 Center Ridge Rd 130 Stockdale Insurance 4,000 E 24601 Center Ridge Rd 40 Hines Engineering 10,350 E 24601 Center Ridge Rd 110 Relational Solutions Inc 6,900 E 24601 Center Ridge Rd 175 Scott Snow Financial Advisors Llc 6,900 E
12/31/2009 Cuyahoga County Planning Commission 183 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H1 Professional/Legal 24650 Center Ridge Rd 100 Corporate Leadership Assoc Llc 3,000 E 24650 Center Ridge Rd 180 ORFFA, Inc 3,000 E 24650 Center Ridge Rd 150 White Rogers Division 2,000 E 24651 Center Ridge Rd 375 Advanced Billing Concepts 2,875 E 24651 Center Ridge Rd 500 DAC Group/Cleveland 8,600 E 24651 Center Ridge Rd 200 Fireman's Fund Insurance 8,600 E 24651 Center Ridge Rd 350 Liberty Mututal Insurance Group 2,875 E 24651 Center Ridge Rd 190 Newcomb & Company Llc 4,300 E 24651 Center Ridge Rd 450 Newry Corp 8,600 E 24651 Center Ridge Rd 325 Springbok Services 2,875 E 24651 Center Ridge Rd 100 Wachovia Securities 4,300 E 24700 Center Ridge Rd 70 Michael Duvall Atty 1,450 E 24700 Center Ridge Rd 230 Total Computer Concepts 1,450 E 24700 Center Ridge Rd 119 Westlake Laboratories Inc 1,450 E 24896 Center Ridge Rd Padgett Business Services 2,132 24960 Center Ridge Rd Westlake Advisors 1,200 E 24960 Center Ridge Rd Wohl R J Company 3,800 E 24976 Center Ridge Rd Richie Barret Company 3,900 E 25068 Center Ridge Rd Hammerschmidt Companies 3,350 25425 Center Ridge Rd Center Ridge Design Services 5,280 E 25425 Center Ridge Rd Commercial Realty Management C 5,280 E 25425 Center Ridge Rd Richard E Jacobs Group 5,280 E 25425 Center Ridge Rd Weston Management Co 5,280 E 26021 Center Ridge Rd Profit Development Group 1,872 E 1,872 26031 Center Ridge Rd B Davison Smith Certa Architects 1,570 E 26031 Center Ridge Rd D Gedeon Fred & Co 1,570 E 26031 Center Ridge Rd C Huffman Levigne Assoc Inc 1,570 E 26031 Center Ridge Rd A Sandhu & Assocs Inc 1,570 E 26056 Center Ridge Rd B Roman & Associates 1,000 26121 Center Ridge Rd ReMax 2,300 2,300 26214 Center Ridge Rd Harding & Jacob Insurance Agency 3,392 26404 Center Ridge Rd 3A Bodenhoff Appraisal 1,400 E 26404 Center Ridge Rd rear Burns James Cpa 2,200 E 26404 Center Ridge Rd Pintenich David Cpa 1,400 E 26404 Center Ridge Rd Sales Management Resources Inc 1,400 E 26612 Center Ridge Rd Sovereign Healthcare 5,198 26865 Center Ridge Rd Insurance Partners Agencies 8,541 26914 Center Ridge Rd Edward Jones Investments 1,000 E 27059 Center Ridge Rd State Farm Insurance 2,785 E 27121 Center Ridge Rd Beifuss & Stradley Inc 2,009 27121 Center Ridge Rd Russell Realty 5,517 27350 Center Ridge Rd Helfrich Karl Cpa 1,290 1,290 28715 Center Ridge Rd Nationwide Insurance 1,300 28871 Center Ridge Rd 101 Financial Network 1,500
12/31/2009 Cuyahoga County Planning Commission 184 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H1 Professional/Legal 28871 Center Ridge Rd 100 State Farm Insurance (Moog) 1,000 28885 Center Ridge Rd 201 MACC Musial Financial Svcs 1,482 1,482 28885 Center Ridge Rd 200 Machovina Donald J Cpa 2,033 2,033 28885 Center Ridge Rd 202 Musial & Musial Co Lpa 1,482 1,482 28899 Center Ridge Rd 302 Benefits Mngt Agency 1,292 1,292 28899 Center Ridge Rd 301 O'Shaughnessy Company 1,292 1,292 28899 Center Ridge Rd 303 Rosemary Giesser Atty 1,310 1,310 30584 Center Ridge Rd Allstate Insurance Co 1,000 E 1,000 30700 Center Ridge Rd William E Pappas Cpa Inc 4,575 4,575 31015 Center Ridge Rd 1 State Farm Insurance 3,825 E 31023 Center Ridge Rd 3 Ashton-Norris Accounting Svc 1,800 E 31023 Center Ridge Rd 1 Rockport Financial Services 5,400 E 31031 Center Ridge Rd Bidari Jayashree Atty 1,600 E 31041 Center Ridge Rd Advanced Strategies 2,750 E 27865 Clemens Rd Blanda Becker & Co Inc 6,575 6,575 27865 Clemens Rd Maxim Financial Group 4,500 4,500 27865 Clemens Rd Westwood Group 2,425 2,425 27877 Clemens Rd DCT Digital Communiations Tech 9,168 9,168 27887 Clemens Rd Title Access 9,888 9,888 27893 Clemens Rd 1 Jackson Dieken & Associates/Inkley 4,000 E 4,000 27893 Clemens Rd 2 Total Insurance Agency 4,000 E 4,000 27955 Clemens Rd A Lesko Architecture 4,000 E 27999 Clemens Rd LVD 2,500 E 27999 Clemens Rd Prendergast Kevin Patrick Co 1,150 E 27999 Clemens Rd Research Associates Inc 6,000 E 28005 Clemens Rd Marketing Directions 5,292 5,292 28025 Clemens Rd Gallagher & Associates Inc 3,230 E 3,230 28025 Clemens Rd Vital Resources 3,230 E 3,230 28039 Clemens Rd Corsaro & Associates Co Lpa 10,110 10,110 28901 Clemens Rd 107 Adventure Growth 1,200 E 28901 Clemens Rd 105 ASPN dot.net 1,200 E 28901 Clemens Rd 118 Custom Software & Support 1,500 E 28901 Clemens Rd 111 Furrer & Associates 4,000 E 28901 Clemens Rd 120 LeBeau & Associates 1,200 E 28915 Clemens Rd 216 PBS (Performance-Based Selection) 6,000 E 6,000 28915 Clemens Rd 200 Saluoh Enterprises 1,200 E 1,200 29055 Clemens Rd JP Farley Corporation 14,941 14,941 29065 Clemens Rd 200 Chisholm & Associates Insurance A 2,100 E 2,100 29065 Clemens Rd 150 Palos Chudy 2,100 E 2,100 29077 Clemens Rd NextHome 14,941 14,941 29313 Clemens Rd 2H LeBeau & Associates 6,250 30311 Clemens Rd 5 Division Street Design 2,000 E 671 Columbia Rd 8 Aurelian Corporation 1,300 E 842 Corporate Way 850 Expert Office Medical Billing 1,000
12/31/2009 Cuyahoga County Planning Commission 185 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H1 Professional/Legal 842 Corporate Way 840 Mark Elmere CPA 1,000 842 Corporate Way 820 Peller & Associates Inc 2,000 875 Corporate Way 440 Tellerd Group 3,750 E 896 Corporate Way 420 NCA Northcoast Administrators 2,000 E 905 Corporate Way Metrics Marketing Group 9,400 E 159 Crocker Park Blvd up Crocker Park Management Office 22,400 E 22,400 159 Crocker Park Blvd up Great American Insurance Co 5,000 E 5,000 161 Crocker Park Blvd up Titleblu Agency 5,000 E 5,000 1991 Crocker Rd 300 Ameriprise Financial 2,580 E 1991 Crocker Rd 350 Analytical Products Group 2,580 E 1991 Crocker Rd 550 Attorneys Offices 2,580 E 1991 Crocker Rd 100 Butler Wick & Co Inc 2,580 E 1991 Crocker Rd 600 Cain & Associates 2,580 E 1991 Crocker Rd 430 Cleveland Innovations 2,580 E 1991 Crocker Rd 450 Gianfagna Strategic Marketing 2,580 E 1991 Crocker Rd 370 H & R Block 2,580 E 1991 Crocker Rd 200 Harbor Commuications Llc 2,580 E 1991 Crocker Rd 600 Imag Partners 2,580 E 1991 Crocker Rd 600 Klarit Group 2,580 E 1991 Crocker Rd 575 Lesjak Planning Corp 2,580 E 1991 Crocker Rd 215 McManamon Financial Services 2,580 E 1991 Crocker Rd 222 Micro Systems Software/Mgnt 2,580 E 1991 Crocker Rd 420 Mngt/Leasing Office - Gemini 2,580 E 1991 Crocker Rd 600 Parametric Technology Corp 2,580 E 1991 Crocker Rd 440 S S & G Financial Services 2,580 E 2001 Crocker Rd 420 Carney & Carney Attorneys 2,910 E 2001 Crocker Rd 530 Carney, Gluntz, & Associates 2,910 E 2001 Crocker Rd 420 Dome Energicorp 2,910 E 2001 Crocker Rd 280 Erieview Title Agency 2,910 E 2001 Crocker Rd 216 Fedor Attys 2,910 E 2001 Crocker Rd 400 Hunt & Cook Llc 2,910 E 2001 Crocker Rd 440 James Carney Jr 2,910 E 2001 Crocker Rd 325 JPS Financial Llc 2,910 E 2001 Crocker Rd 250 LPL Financial Svcs 2,910 E 2001 Crocker Rd 130 McCafferty & Dorman LLC 2,910 E 2001 Crocker Rd 260 McVay Media Inc 2,910 E 2001 Crocker Rd 420 Mgnt Leasing Office 2,910 E 2001 Crocker Rd 110 NYE Financial Group 2,910 E 2001 Crocker Rd 200 Spyglass Group, LLC 2,910 E 2035 Crocker Rd Re/Max Pros 11,400 E 11,400 2035 Crocker Rd Smith Barney 10,500 E 10,500 2055 Crocker Rd 300 Corrigan Krause 25,900 E 25,900 2055 Crocker Rd 101 Howard Hanna/Real Living 6,200 E 6,200 2211 Crocker Rd 100 Charles Schwab 6,500 6,500
12/31/2009 Cuyahoga County Planning Commission 186 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H1 Professional/Legal 815 Crocker Rd B3 Control Systems Group The 1,300 E 1,300 815 Crocker Rd C6 Dona J Lippert Insurance 3,000 3,000 815 Crocker Rd A1 Terra Realty & Development 1,650 E 1,650 815 Crocker Rd A2 Velocity Direct 1,650 E 1,650 837 Crocker Rd HMC Group 4,347 1630 Crossings Pkwy Crossings Village Rental Offices 3,500 1650 Crossings Pkwy C-D Interior Design by Pam Kolar 1,800 E 1650 Crossings Pkwy E Schill Architecture 1,000 E 1651 Crossings Pkwy Advanced Technology Associates 1,580 E 1651 Crossings Pkwy LSRA Enterprises 2,015 E 1651 Crossings Pkwy McManamon & Co Cpa's 1,150 E 24441 Detroit Rd 300 Attorneys' Offices 3,829 E 24441 Detroit Rd 200 Huffman Isaac & Frost, LLC 3,829 E 24461 Detroit Rd 209 Attorneys Offices (Hotz, Grady, Ed 1,765 E 24461 Detroit Rd 340 Short Shepherd & Stanton, Esq. 1,765 E 24461 Detroit Rd 210 Willaims Fumich Atty 1,765 E 24481 Detroit Rd 201 Prudential Lucien Realty 5,550 E 24525 Detroit Rd Barber John D Cpa 830 E 24549 Detroit Rd 6 McNamee & Co. 715 E 24551 Detroit Rd 5 ArborGate Associates Inc 1,515 E 24551 Detroit Rd 2 Morand Architects 1,515 E 24600 Detroit Rd 245/265 Coldwell Banker Hunter Realty 2,525 E 24600 Detroit Rd 202 Koscielny Property Mngt 2,525 E 24600 Detroit Rd 240 ORFFA Inc 2,525 E 24600 Detroit Rd 100 Riemer Reporting 2,525 E 24610 Detroit Rd 150 Corefocal/Gomersall Associates 1,265 E 24610 Detroit Rd 150 McCurdy & Associates Cpas 1,265 E 24610 Detroit Rd 150 McNamee and Company, LLC 1,265 E 24610 Detroit Rd 110 Standard 7,000 E 24629 Detroit Rd 3 Andler Kenneth Cpa 525 E 24629 Detroit Rd 8 & 9 JAR Engineering & Surveying 1,000 E 24629 Detroit Rd 7 Teiberis Andrew W & Co Cpa 525 E 24803 Detroit Rd 5 Avalon Financial Corp 2,038 24803 Detroit Rd 3 Davis John A Appraiser 1,019 24803 Detroit Rd 4 Devries Huntley Trifiletti & Loy 3,057 24803 Detroit Rd 9 Shoreside 1,019 24803 Detroit Rd F Skulina Thomas R Atty 1,019 24864 Detroit Rd S Pede Technologies 12,050 24865 Detroit Rd Coldwell Banker Hunter Realty 2,665 25101 Detroit Rd 425 LEAN Culinary Center 1,972 25109 Detroit Rd 325 Cleveland Resources 1,972 25109 Detroit Rd 320 Oman McDonnell Co 1,972 25109 Detroit Rd 330 Red Sky Management 986 25109 Detroit Rd 300 Reichard William E Lpa 986
12/31/2009 Cuyahoga County Planning Commission 187 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H1 Professional/Legal 25117 Detroit Rd 210 Investment Planning Group Inc 1,972 25117 Detroit Rd 200 Warnkin Financial Group 1,972 25125 Detroit Rd 110 Design Interface Inc 1,972 25125 Detroit Rd 120 Patton & Kazimir Attys 1,972 25125 Detroit Rd 145 State Farm Insurance 986 25651 Detroit Rd 203 A & M Financial Grp/ HS Financial 2,830 E 25651 Detroit Rd 203 Sullivan Timothy M Atty 2,830 E 25651 Detroit Rd 305 Veri Claim Inc 2,830 E 25777 Detroit Rd General Offices - Office Plaza II) 40,000 40,000 25959 Detroit Rd H & R Block 2,000 26016 Detroit Rd 3 Conner & Associates 2,475 2,475 26016 Detroit Rd 1 Realty Professionals Inc 2,475 2,475 26600 Detroit Rd 300 Seeley, Savidge & Ebert 23,630 E 23,630 26600 Detroit Rd 200 Warnkin Jeffrey S Cfp Cpa 5,900 E 5,900 26931 Detroit Rd Onix Networking 3,709 27070 Detroit Rd 100 Grudzien Michael & Associates 2,300 E 27070 Detroit Rd 101 State Farm Insurance 1,535 27476 Detroit Rd 104 Mackert Consulting Group 3,200 E 3,200 27476 Detroit Rd 200 Stifel Nicolaus & Co Investment Sv 3,200 E 3,200 27500 Detroit Rd 300 Carnegie Mangement & Developm 2,067 E 2,067 27500 Detroit Rd 201 Chelko Consulting Group 2,067 E 2,067 27500 Detroit Rd 200 Property Mngt Co 2,067 E 2,067 27540 Detroit Rd 101 Allstate Insurance (Delcorral) 1,200 E 27540 Detroit Rd 204 CWU 1,200 E 27540 Detroit Rd 206 Deppert & Co, Inc CPA's 1,200 E 27540 Detroit Rd 106 Providence Title Agency Inc 1,200 E 27594 Detroit Rd 105 BHC Inc 1,200 E 27594 Detroit Rd Neverman Insurance Agency 2,050 27850 Detroit Rd GLS Group Inc 1,000 E 29550 Detroit Rd American Family Insurance 2,225 E 29550 Detroit Rd Apple Growth Partners 10,920 30183 Detroit Rd Scottrade 2,000 30200 Detroit Rd C Eckely Insurance Agency 852 E 30200 Detroit Rd E Farmers Insurance 820 E 30200 Detroit Rd D Hom Harold L Co Lpa 825 E 30200 Detroit Rd B Wherry Associates 852 E 30235 Detroit Rd AAA Travel/Insurance Agency 4,000 30400 Detroit Rd 305 Balanced Asset Management 2,195 E 30400 Detroit Rd 302 Excelsior Real Estate Advisors 2,195 E 30400 Detroit Rd 405 GPI Designs/ GPI Intntl 2,195 E 30400 Detroit Rd 214 Great American Insurance 2,195 E 30400 Detroit Rd 401 Howley Bread Group 2,195 E 30400 Detroit Rd 202 Huck, Williams & Gepperth Realty 2,195 E 30400 Detroit Rd 310 iHost, LLC 2,195 E
12/31/2009 Cuyahoga County Planning Commission 188 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H1 Professional/Legal 30400 Detroit Rd 106 J Edward Financial Svcs/ JSR Prope 2,195 E 30400 Detroit Rd 100 Keller Williams Realty / Heritage 2,195 E 30400 Detroit Rd 3 LL Nubried Communicators 2,195 E 30400 Detroit Rd 400 Relational Systems / WinSearch 2,195 E 30400 Detroit Rd 214 Rifici Law Office 2,195 E 30400 Detroit Rd 308 Zak Performance Health 2,195 E 25730 First St 2nd Fl Fitzgibbons Insurance 11,375 25800 First St 200 Mutual Insurance Agency Inc 4,898 25 Main St Wachovia Securities 13,350 E 13,350 28045 Ranney Pkwy E Liberty Developement Co/Tanner 7,800 793 Sharon Dr Modern Media & IT 1,500 E 795 Sharon Dr up WBC Westlake Business Center 3,500 E 802 Sharon Dr Wellington Technologies 16,000 E 16,000 806 Sharon Dr G Blue Spark 3,000 E 3,000 835 Sharon Dr 280 Cornerstone Wealth Management 10,000 E 835 Sharon Dr 100 Dantio Grabo Valley & Co 1,200 E 835 Sharon Dr 110 Raymond Froelich Atty 1,200 E 835 Sharon Dr 200 Smart Business Network 7,500 E 835 Sharon Dr 350 Traci Robert V Co Lpa Attys 1,000 E 24400 Sperry Dr BCL Basic Computer Literacy 13,944 E 24510 Sperry Dr CBK Corp 2,800 30903 Viking Pkwy Inspection Engineering 4,500 E 4,500 800 Westpoint Pkwy Cohen & Company Cpas 5,250 E 5,250 800 Westpoint Pkwy 1125 Source One Marketing Inc 2,000 E 2,000 800 Westpoint Pkwy 1120 Website Solutions 2,000 E 2,000 821 Westpoint Pkwy 980 Katzbach Insurance Agency Inc 2,200 E 821 Westpoint Pkwy 970 Wise Management Svcs 2,200 E 826 Westpoint Pkwy Roundstone Mngt Ltd 3,000 E 3,000 853 Westpoint Pkwy 710 American Lawyers Co 2,500 E 853 Westpoint Pkwy 730 Cotter Advisory Group 1,000 E 902 Westpoint Pkwy 320 Alta Partners 2,685 E 924 Westpoint Pkwy 100 Reserve Financial 2,750 E 924 Westpoint Pkwy 150 Rini Realty Co. 2,750 E 26915 Westwood Rd Attorneys Office 1,030 E 26915 Westwood Rd Reminder Promotions 1,030 E 26933 Westwood Rd Z Square 1,705 E
Sum 1,072,381 383,489 H2 Banks/Financial 23850 Center Ridge Rd American Nationwide Mortgage 896 E 24650 Center Ridge Rd 135 H & R Block Mortgage 2,000 E 25000 Center Ridge Rd 6B Woodside Mortgage 1,690 26404 Center Ridge Rd Primary Residential Mortgage 1,400 E 26895 Center Ridge Rd Dollar Bank 4,000 31015 Center Ridge Rd 2-3 New World Mortgage 3,600 E
12/31/2009 Cuyahoga County Planning Commission 189 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H2 Banks/Financial 1299 Columbia Rd Charter One Bank 2,989 1411 Columbia Rd Keybank 4,300 842 Corporate Way 810 Pacific Guarantee Mortgage 2,000 166 Crocker Park Blvd Key Private Bank 14,543 14,543 1991 Crocker Rd 105 Union Capital Mortgage Corp 2,580 E 2001 Crocker Rd 510 Legacy Mortgage Services Inc 2,910 E 2035 Crocker Rd First Federal Bank 2,600 E 2,600 2055 Crocker Rd 102 Huntington Bank 3,000 E 3,000 2055 Crocker Rd 201 UBS Financial Services 12,200 E 12,200 801 Crocker Rd FirstMerit Bank 2,204 24441 Detroit Rd 100 First Federal Bank 3,829 E 25109 Detroit Rd 310 Renaissance Mortgage & Financial 1,972 25151 Detroit Rd Fifth Third Bank 3,087 25350 Detroit Rd National City Bank 2,000 26032 Detroit Rd First Ohio Bank 2,475 2,475 29550 Detroit Rd Mortgage Funding Solution 2,225 E 29656 Detroit Rd Chase Bank 2,295 29900 Detroit Rd Keybank 3,415 29979 Detroit Rd US Bank 7,100 7,100 30020 Detroit Rd Charter One Bank 3,200 30210 Detroit Rd Lorain National Bank 2,272 30532 Detroit Rd Fifth Third Bank 4,092 4,092
Sum 100,874 46,010 H3 Medical/Dental 2510 Canterbury Rd Doctor's Offices 3,840 23550 Center Ridge Rd 103 Brookway Hearing Center 1,200 E 1,200 23550 Center Ridge Rd 104 Northcoast Aesthetic Center 1,200 E 1,200 23550 Center Ridge Rd 105/207 Novacare Outpatient Rehabilitatio 4,000 E 4,000 23550 Center Ridge Rd 208 Terrence Kelleman Counseling 1,250 E 1,250 23850 Center Ridge Rd Norcross Richard T 896 E 23850 Center Ridge Rd Schmidt Corey J Dds 896 E 24500 Center Ridge Rd 100 Antone F Feo Phd & Associates 2,900 E 24500 Center Ridge Rd 125 Center For Individual & Family He 2,900 E 24500 Center Ridge Rd 135 Graceful Living Home Health & Me 2,900 E 24700 Center Ridge Rd 316 Adamo Anthony D Dds 1,450 E 24700 Center Ridge Rd 280 Advanced Hearing Technologies 1,450 E 24700 Center Ridge Rd 317 American Institute for Medical Pre 1,450 E 24700 Center Ridge Rd 30 Conflict Resolution Ctr of the West 1,450 E 24700 Center Ridge Rd 35 DermaGraphic Clinique 1,450 E 24700 Center Ridge Rd 170 King James Medical Lab 1,450 E 24700 Center Ridge Rd 314 King James Psychological Assc 1,450 E 24700 Center Ridge Rd 117 Kohut John A Dds 1,450 E 24700 Center Ridge Rd 19 Moodt James W Dds 1,450 E 24700 Center Ridge Rd 110 PDM Pharmacare Dynamic Mngt 1,450 E
12/31/2009 Cuyahoga County Planning Commission 190 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H3 Medical/Dental 24700 Center Ridge Rd 315 Preventive Med Grp - Oriental Med 1,450 E 24700 Center Ridge Rd 370 Preventive Medicine Group 1,450 E 24700 Center Ridge Rd 320 Richard Ballas General & Cosmetic 1,450 E 24700 Center Ridge Rd 212 Santamaria Ross Psychlgst 1,450 E 24960 Center Ridge Rd Sensational Smile 1,200 E 25000 Center Ridge Rd 6 CJ Hendry & Associates/The Olive 2,650 25200 Center Ridge Rd Premier Physicians Centers 74,615 74,615 26111 Center Ridge Rd Dentist's Offices 1,250 1,250 26291 Center Ridge Rd Advanced Spinal Rehab 1,392 26314 Center Ridge Rd Westlake Medical Associates 2,376 E 26410 Center Ridge Rd Dermatology West Llc 4,644 E 26910 Center Ridge Rd Dental Associates 1,800 E 26916 Center Ridge Rd Foot & Ankle Specialists 1,000 26965 Center Ridge Rd Barry Chiropractic Health Center 3,144 26997 Center Ridge Rd Accucare Home Medical Equipmen 3,529 27059 Center Ridge Rd 1st Westlake Eye Center 2,785 E 27354 Center Ridge Rd Westlake Chiropractic 1,980 1,980 27748 Center Ridge Rd Harwood Bruce T Dds Ms 2,277 28040 Center Ridge Rd Westshore Family Dental 3,446 3,446 28687 Center Ridge Rd Corrigan Podiatry Group 3,575 E 28871 Center Ridge Rd 104 Oral & Maxillofacial Surgery 3,005 28885 Center Ridge Rd 203 Dimassa Orthodontics 2,033 2,033 28899 Center Ridge Rd 300 A Caring Dental Center 1,312 1,312 29103 Center Ridge Rd Pandrangi Plastic Surgery 2,100 2,100 29115 Center Ridge Rd Aico's Dental Group 2,100 2,100 29143 Center Ridge Rd Dentists Offices 4,880 4,880 29160 Center Ridge Rd G Coloian Gary M DDS 1,900 29160 Center Ridge Rd M/P Community Outreach 4,000 29160 Center Ridge Rd J Masters in Periodontics 1,900 29160 Center Ridge Rd B MTEC Music Therapy Enrichment 1,900 29160 Center Ridge Rd K Westshore Family Dental 1,900 29160 Center Ridge Rd S Westshore Sleep Center 1,700 29257 Center Ridge Rd My Family Practice 3,000 30588 Center Ridge Rd Madison Eye Care 5,100 5,100 31039 Center Ridge Rd Golski John M Dds 4,000 E 31314 Center Ridge Rd McCafferty F L Md 1,267 27865 Clemens Rd ASI Healthcare 2,425 2,425 27899 Clemens Rd Maritec Medical Systems 1,400 E 1,400 28045 Clemens Rd A Schreiber Denis G Dds 1,400 1,400 29313 Clemens Rd 2L Curascript IP 2,500 2255 Columbia Rd Stanco Susan V Dds 3,015 671 Columbia Rd 5 Bay West Crossings Dental Professi 1,300 E 671 Columbia Rd 6 Columbia Craniomandibular Imagi 1,300 E 805 Columbia Rd B Westlake Physician Center 40,885 E
12/31/2009 Cuyahoga County Planning Commission 191 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H3 Medical/Dental 868 Corporate Way 860 Infinity Health Services Inc 5,500 E 1991 Crocker Rd 210 Homecare Network of Ohio, Inc 2,580 E 1991 Crocker Rd 405/410 Maxim Healthcare Services 5,160 E 1991 Crocker Rd 600 Medscan Diagnostic Systems 2,580 E 1991 Crocker Rd 310 Westshore Inc Dermatology 2,580 E 2001 Crocker Rd 600 Comprehensive Pediatrics Inc 2,910 E 2001 Crocker Rd 650 Doctors Offices (Colangelo, Samani 2,910 E 2001 Crocker Rd 520 Fairview OB/GYN Asscociates 2,910 E 2001 Crocker Rd 100 Sodexho Senior Services 2,910 E 2001 Crocker Rd 500 University Dermatologists Inc 2,910 E 2211 Crocker Rd 130 Center for Orthopedics 1,500 1,500 2211 Crocker Rd 110 Renaissance Ctr for General & Cos 3,935 3,935 2211 Crocker Rd Westlake Imaging Center (EMH) 4,735 4,735 2237 Crocker Rd 130 Northcoast Endodontic Specialists 3,250 3,250 2237 Crocker Rd 140 Ohio Clinic for Aesthetic & Plastic 3,250 3,250 2237 Crocker Rd 100 Skyvision Centers of Westlake 10,775 10,775 1651 Crossings Pkwy Laboratory Specialists 1,635 E 23525 Detroit Rd Winslow Douglas P Dds 800 24165 Detroit Rd PMG Pharmacy Management Grou 16,000 24461 Detroit Rd 208 Chiropractic Physicians (Kuk, Mast 1,765 E 24461 Detroit Rd 350 EMSI Insurance Physicals 1,765 E 24461 Detroit Rd 330 Medexam Inc 1,765 E 24525 Detroit Rd Hildebrandt & Woods Dds 830 E 24549 Detroit Rd 1 Debra Musacchia, DDS 715 E 24551 Detroit Rd 3 Listening Advantage 1,515 E 24551 Detroit Rd 4 Quest Diagnostics 1,515 E 24600 Detroit Rd 235 Allee Lyn M Dmd 2,525 E 24600 Detroit Rd 200 Deliberato Anthony Dds 2,525 E 24723 Detroit Rd Orthopaedic Associates Inc 15,392 10,416 24803 Detroit Rd D1 Comprehensive Psychiatric Svcs 2,038 24803 Detroit Rd 2 Premier Family Dental Westlake 2,038 24865 Detroit Rd Behavioral Intervention Institute of 3,500 E 25101 Detroit Rd 445 Great Lakes Dental of Westlake 1,972 25101 Detroit Rd 440 Northcoast Endocronology 1,972 25101 Detroit Rd 420 Osteoporosis Diagnostic Center 1,972 25101 Detroit Rd 450 Pulmonary & Sleep Medicine 1,972 25101 Detroit Rd 410 West Shore Dental Center 1,972 25117 Detroit Rd 220 Scullin Dental Lab 1,972 25117 Detroit Rd 230 Stephen Cooke DDS 1,972 25125 Detroit Rd 140 Ibrahim Emil K Md 986 25125 Detroit Rd 130 Jhaveri OB/GYN 986 25125 Detroit Rd 100 Meany Kevin J Dds Inc 986 25651 Detroit Rd 304 Family Medical Specialists (Brill , 2,830 E 25651 Detroit Rd 304 Thomas John M Md 2,830 E
12/31/2009 Cuyahoga County Planning Commission 192 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H3 Medical/Dental 26024 Detroit Rd RCG Westlake Dialysis 9,900 9,900 26032 Detroit Rd 8 Westlake Periodontics 4,950 4,950 26600 Detroit Rd 230 Lasalvia David J Dds 5,900 E 5,900 26633 Detroit Rd Hasan Kamrul Md 1,833 26908 Detroit Rd Cuyahoga Physicians Network 14,325 E 14,325 26908 Detroit Rd Diabetes Group 14,325 E 14,325 26908 Detroit Rd Westlake Family Health Center 14,325 E 14,325 27476 Detroit Rd 205 Liller Thomas J Dds Inc 3,200 E 3,200 27476 Detroit Rd Rita's Electrolysis Clinic 3,200 E 3,200 27500 Detroit Rd 104 Francis William W Dds 2,067 E 2,067 27500 Detroit Rd 102 LabCorp 2,067 E 2,067 27540 Detroit Rd 203 Beautiful Smiles 1,200 E 27594 Detroit Rd 201 Associates in Dermatology 1,200 E 30400 Detroit Rd 404 Alamir Health Inc (Gordillo) 2,195 E 30400 Detroit Rd 200 Bohonek Stanislav Dds 2,195 E 30400 Detroit Rd 210 Chwast Robert Phd 2,195 E 30400 Detroit Rd 301 Comprehensive Behavioral Speciali 2,195 E 30400 Detroit Rd 107 Favorite Healthcare Staffing Inc 2,195 E 30400 Detroit Rd 211 Jack Brunner PhD 2,195 E 30400 Detroit Rd 303 Kaufman Neal M Orthdontist 2,195 E 30400 Detroit Rd 209 Nardi John F Dds Msd 2,195 E 30400 Detroit Rd 30 LL Open Sided MRI 2,195 E 30400 Detroit Rd 306 Professional Counseling Service 4,390 E 30400 Detroit Rd 201 Westbay Counseling Center 2,195 E 30400 Detroit Rd 10 LL Westshore Skin & Health Center 2,195 E 30400 Detroit Rd 104 Wiltman Drew R Dds 2,195 E 2650 Dover Center Rd Complete Family Dentistry 1,414 2750 Dover Center Rd Chiropractic Associates of Westlak 1,725 29133 Health Campus Dr St. John Far West Center 10,000 E 152 Main St 2nd Fl Planned Parenthood 15,000 E 15,000 835 Sharon Dr 220 Novidea Healthcare 3,475 E 821 Westpoint Pkwy 930 MedAssist Inc 2,800 E 826 Westpoint Pkwy Cleveland Clinic Childrens Hospita 7,800 E 7,800 853 Westpoint Pkwy 750 Cleveland Chiropractic Associates 2,000 E 853 Westpoint Pkwy 740 Dr John Kelly Dds 2,000 E 902 Westpoint Pkwy 330 Clear Water Pain Clinic 5,370 E 26915 Westwood Rd Avada Audiology & Hearing Care 1,030 E
Sum 551,243 246,611 H4 Hospital 29000 Center Ridge Rd St John West Shore Hospital 248,156 65,357 960 Clague Rd University Hospital Urgent Care Ct 129,100 16,931 30033 Clemens Rd Cleveland Clinic 74,662 850 Columbia Rd A Lakewood Hospital Westlake Cam 58,734 E 48,464 29099 Health Campus Dr St. John Hearing & Speech Bldg 53,800 E
12/31/2009 Cuyahoga County Planning Commission 193 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H4 Hospital 29099 Health Campus Dr Westside Medicine & Cardiology 44,310 E
Sum 608,762 130,752 H5 Corporate Office 24601 Center Ridge Rd 200 Travel Centers of America 64,650 E 28500 Clemens Rd Hyland Software 129,726 59,893 28601 Clemens Rd Nordson Corporation 46,187 28800 Clemens Rd Scott Fetzer Co 44,068 28915 Clemens Rd 200 ITS Traffic Systems 7,750 E 7,750 29570 Clemens Rd KOYO Corporation Of USA 62,012 896 Corporate Way 460 Corporate Offices Houlihans 2,000 E 24090 Detroit Rd Shamrock Companies Inc 40,901 24766 Detroit Rd Struers Inc 17,744 17,744 25241 Detroit Rd Energizer Battery 36,800
Sum 451,838 85,387 H6 Other Offices 1280 Bassett Rd Sacma Machinery Corp 7,150 901 Canterbury Rd G Great Lakes Fire Protection Co 1,625 1,625 905 Canterbury Rd B & C Garland Griffin Homes 3,250 3,250 23550 Center Ridge Rd 101 Valore Builders 3,966 E 3,966 24500 Center Ridge Rd 330 Avis Budget Rent A Car 11,690 E 24500 Center Ridge Rd 265 Hyundai America Shipping Agency 7,800 E 24500 Center Ridge Rd 440 Ohio Education Association 16,800 E 24500 Center Ridge Rd 160 Rail Logistics 2,900 E 24600 Center Ridge Rd 215 Cornerstone Bible Fellowship 5,000 E 24700 Center Ridge Rd 80 King James Group 1,450 E 24700 Center Ridge Rd 215 McNally Construction & Tunneling 1,450 E 24700 Center Ridge Rd 20 St. Anthony Messenger Press 1,450 E 24700 Center Ridge Rd 118 T &K Mining Co 1,450 E 25000 Center Ridge Rd 2 J L S Industrial Sales 2,400 25000 Center Ridge Rd 6A River City Wood Products 1,690 25089 Center Ridge Rd US EPA Offices 8,500 25425 Center Ridge Rd Tri C Corporate College 99,500 E 26021 Center Ridge Rd Allied Enterprises Inc 1,872 E 1,872 26314 Center Ridge Rd Colorguard Rail Products 1,665 E 26404 Center Ridge Rd Bennett Builders 1,400 E 27121 Center Ridge Rd Express Gutter Systems 2,950 27330 Center Ridge Rd Sarasota Quality Products 3,918 27352 Center Ridge Rd Blakeslee Equipment Co 1,118 1,118 31015 Center Ridge Rd 4 Saccany Ray E Co 1,800 E 31023 Center Ridge Rd 5 TAW Industries 1,800 E 31025 Center Ridge Rd 2 Rockford Controls 2,400 E 31025 Center Ridge Rd 1 Triad Logistics 2,400 E 27899 Clemens Rd Bennett Builders 3,300 E 3,300 27899 Clemens Rd EJ Famiano 1,650 E 1,650
12/31/2009 Cuyahoga County Planning Commission 194 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake H6 Other Offices 27899 Clemens Rd InUnison Integrated Systems 1,650 E 1,650 28045 Clemens Rd D Mediterranean Shipping 3,200 3,200 28045 Clemens Rd B Shoreline Contractors Inc 2,900 2,900 28901 Clemens Rd 115 Bissnuss 3,800 E 28901 Clemens Rd 100 Marble Institute of America 3,600 E 28915 Clemens Rd 220 Simplified Logistics Llc 2,950 E 2,950 29065 Clemens Rd 100 Precision Builders & Consultants 2,100 E 2,100 30311 Clemens Rd 6 Christian Educators Assocation Int 2,000 E 30311 Clemens Rd 2 John D Stanton & Associates Inc 2,000 E 30311 Clemens Rd 4 Norm Schwenk & Associates 2,000 E 671 Columbia Rd 7 Baywest Construction Group 1,300 E 301 Crocker Park Blvd 3rd Fl University of Phoenix 4,000 E 4,000 1991 Crocker Rd 500 Norfolk Southern Corporation 2,580 E 1991 Crocker Rd 600 Novo Foam Products 2,580 E 2001 Crocker Rd 220 D-Tools, Inc 2,910 E 2001 Crocker Rd 350 Pearson Professional Centers 2,910 E 2001 Crocker Rd 530 Woodbury Vineyards 2,910 E 24549 Detroit Rd 4 Buckeye Handling Equipment 715 E 24549 Detroit Rd 5 Quality Executive Search Inc 715 E 24549 Detroit Rd 3 Westlake Custom Metal Cabinet 715 E 24551 Detroit Rd 6 NACDA Offices 1,515 E 24651 Detroit Rd NACDA Natl Association Of Colleg 4,795 24930 Detroit Rd Robert A Reich Co 2,308 26202 Detroit Rd Cleveland State University West Ce 18,385 18,385 27070 Detroit Rd Young Life Northeastern Ohio 2,300 E 27540 Detroit Rd 205 Carnegie Residential 1,200 E 27570 Detroit Rd 102 Bay State Polymer 1,200 E 27596 Detroit Rd Davis Sales Group 2,050 30200 Detroit Rd D Cemented Carbide Producers Asso 824 E 30200 Detroit Rd A Unified Abraces Mfr Assn 1,237 E 28045 Ranney Pkwy L Exel Direct 7,800 28605 Ranney Pkwy Electronic Data Systems 29,282 31011 Viking Pkwy EDS Electronic Data Systems 21,300 21,300 800 Westpoint Pkwy 1150 Porter Builders 2,000 E 2,000 821 Westpoint Pkwy 900 SeaLand Chemical 6,000 E 26915 Westwood Rd GoMobile Express 1,030 E 26933 Westwood Rd R C Childs Company 1,705 E 26933 Westwood Rd Westwood Electrical Sales Corp 1,705 E
Sum 358,515 75,266 I1 Contractors 1003 Bassett Rd Pattie Group Landscaping 5,000 1019 Bassett Rd Warner Interiors Inc 2,060 1080 Bassett Rd B All Tech Electric 7,972 1080 Bassett Rd A Dane Contractors 3,750
12/31/2009 Cuyahoga County Planning Commission 195 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake I1 Contractors 925 Bassett Rd B G7 USA 5,000 959 Bassett Rd Western DataCom 3,500 1055 Bradley Rd D LakeTEC Communications 2,106 1063 Bradley Rd AeroCase 4,265 1065 Bradley Rd Response Elevator Co 5,250 1071 Bradley Rd Thaxton Roofing 2,625 702 Bradley Rd Palmieri & Sons Movers 1,160 835 Canterbury Rd Metropolitan Builders Inc 12,786 871 Canterbury Rd G DLA Services Llc 3,800 871 Canterbury Rd C Qualified Interiors 4,300 901 Canterbury Rd E & F Quality Floor & Tile 3,250 3,250 909 Canterbury Rd A - F Champion Window 20,000 20,000 25255 Center Ridge Rd AT & T 13,081 26054 Center Ridge Rd A A & M Tile Showroom 1,800 E 26054 Center Ridge Rd Hofmann Plumbing 2,052 E 26058 Center Ridge Rd C Good Wood Restoration 1,350 26145 Center Ridge Rd BK Glass Window & Door Co 2,432 29579 Center Ridge Rd Bill Soeder Landscaping 7,740 30641 Center Ridge Rd All Weather Heating & Cooling 2,138 29260 Clemens Rd HomeStore 6,500 29263 Clemens Rd Cleveland Door Controls 8,925 29299 Clemens Rd 1B Crystal Window & Door 3,400 29299 Clemens Rd 1A United Rescue Group 1,300 29300 Clemens Rd Prosource Of Cleveland 13,950 29313 Clemens Rd 2G Cache Turn Solutions 10,625 29313 Clemens Rd 2D Classic Floors 2,100 30257 Clemens Rd B Combs Landscaping 3,200 E 3,200 30555 Clemens Rd Powerlink 6,000 875 Crocker Rd US Marble & Granite Corp 47,000 24144 Detroit Rd OCS Process Systems 6,530 E 24144 Detroit Rd Pavement Tech Inc 6,530 E 25651 Detroit Rd 101 Conserv HVAC 2,830 E 26324 Detroit Rd Given Brothers Roofing 2,450 26670 Detroit Rd Skliros Construction 1,712 30733 Detroit Rd West Bay Decorating Floor Ctr 10,000 673 Dover Center Rd Berry Shemela Painting 2,750 E 2,750 675 Dover Center Rd Glass Block Headquarters 2,750 E 2,750 681 Dover Center Rd Industrial Wholesale Lawn & Gard 24,570 25700 First St Swasey & Co 4,500 E 25700 First St VP Sales Company 5,050 E 25760 First St tes Engineering 15,000 25800 First St rear North Bay Construction 8,960 25850 First St Nash Engineering Co 15,161 26000 First St B Cachat Building Co Ltd 1,350 1,350
12/31/2009 Cuyahoga County Planning Commission 196 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake I1 Contractors 27995 Ranney Pkwy HMS Industries 13,630 28045 Ranney Pkwy P Energy Mechanical 7,200 28045 Ranney Pkwy B Executive Construction Company 10,600 28045 Ranney Pkwy H Monlan Group 4,500 791 Sharon Dr Westlake Plumbing 2,000 E 802 Sharon Dr Plantrex-Interior Landscape Co 3,000 E 3,000 821 Sharon Dr Nelson Stud Welding 30,564 835 Sharon Dr 105 Carlisle-SynTec Inc. 1,200 E 24530 Sperry Dr Bay Furnace Heating & Cooling 2,400 24530 Sperry Dr Di Silvestro Roofing Company 4,800 24550 Sperry Dr Brad Smith Roofing 18,000 30903 Viking Pkwy Controlco Inc 4,500 E 4,500
Sum 432,954 40,800 I2 Storage/Warehousing/Transportation-related 975 Bassett Rd B Gasparini N.A. 5,000 5,000 975 Bassett Rd D Plain Dealer 10,000 10,000 1099 Bradley Rd Security Self Storage 48,675 845 Canterbury Rd Xpedx Paper & Graphics Supply Ctr 5,126 909 Canterbury Rd Ergomat USA 5,400 5,400 29299 Clemens Rd General Iron Supply Co 9,375 29299 Clemens Rd 1C Pro-Spec Sales 2,975 29300 Clemens Rd Golf Annex 3,300 29307 Clemens Rd Technology Recovery Group 10,000 29325 Clemens Rd HJ Kirby Company 5,000 30257 Clemens Rd A TTS Terminals 3,200 E 3,200 30311 Clemens Rd 7 & 11 Astral Ind 5,670 E 30311 Clemens Rd 8 & 9 Trinity Equipment Co 5,670 E 31060 Clemens Rd Curatolo Enterprises 1,700 1,700 31060 Clemens Rd West Shore Wholesale Picture Fra 9,900 9,900 909 Crocker Rd ZF Trading 31,310 975 Crocker Rd Ohio Building Mart (Edelman/Som 26,200 E 26,200 24140 Detroit Rd Village Originals Inc. 2,107 24940 Detroit Rd Uncle Bob's Self Storage 59,640 7,000 24945 Detroit Rd G J W Dover Beer & Wine Makers Su 2,100 26690 Detroit Rd Earth To You Landscaping Material 2,024 1425 Dover Center Rd Westlake Mini Storage 16,584 25700 First St Ultratech Industries 12,000 E 12,000 26025 First St Truserv/True Value 390,166 26145 First St Bekins Van Lines Agent 20,000 4035 Porter Rd Adams Lee H & Sons 13,192 28045 Ranney Pkwy G Hyde Marine Inc 6,500 29355 Ranney Pkwy Friendship House 17,486 789 Sharon Dr Buckeye Team Logistics 1,400 E 806 Sharon Dr E-F Kaeden Books Inc 7,000 E 7,000
12/31/2009 Cuyahoga County Planning Commission 197 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake I2 Storage/Warehousing/Transportation-related 24000 Sperry Dr Design Surfaces Distributors 24,328 24360 Sperry Dr U-Store-It 74,900 74,900 24400 Sperry Dr Bridget's of Erin 6,600 E 24400 Sperry Dr John Deere Landscapes 24,285 E 24560 Sperry Dr Uncle Bob's Self Storage 70,620 26943 Westwood Rd Lifetime Distributors Inc 9,308
Sum 948,741 162,300 I3 Light Industry 1015 Bassett Rd Northeastern Roll Tools 2,400 1133 Bassett Rd Fastener Corp 4,213 1269 Bassett Rd Lake Erie Marine 2,883 875 Bassett Rd Western: A Scott Fetzer Co. 50,000 915 Bassett Rd JR Greenleaf 5,000 925 Bassett Rd D White Products Division 5,000 777 Canterbury Rd Anchor Chemical Co/Cutting Edge 5,738 800 Canterbury Rd Q Lab Corp 104,980 104,980 855 Canterbury Rd Superior Pneumatic 10,000 865 Canterbury Rd Shelby Co 38,524 867 Canterbury Rd Bay Corporation 25,621 869 Canterbury Rd Northcoast Publishing 4,720 869 Canterbury Rd PS Copy 9,800 871 Canterbury Rd I Jobbers Automotive Inc 3,300 871 Canterbury Rd H Lakeview Casket Co 3,300 875 Canterbury Rd Ram Sensors Inc 17,050 909 Canterbury Rd G Fluidtrols 5,100 5,100 909 Canterbury Rd K Hinz J H Co 5,000 5,000 27881 Clemens Rd Peco-FGC 8,004 8,004 27911 Clemens Rd Lakewood Automation 8,176 8,176 29260 Clemens Rd All Metal Sales Inc 2,000 29260 Clemens Rd Data Serv Inc 5,600 29260 Clemens Rd D Mars Electric Co 6,300 29275 Clemens Rd Fastenal Company 8,925 29299 Clemens Rd Timcal America Inc 2,500 29299 Clemens Rd 1E Vision Graphics 2,125 29300 Clemens Rd Fins Denim, LLC 3,900 29300 Clemens Rd Technolines Llc 2,750 29313 Clemens Rd 2A Erie Electronics 3,070 30205 Clemens Rd Barefoot & Case Inc 3,200 E 3,200 30205 Clemens Rd Resource Development Corp 1,100 E 1,100 30311 Clemens Rd 1 Liptak Scale Inc 4,000 E 30405 Clemens Rd Star Metal Product Co 21,120 30505 Clemens Rd Pines Technologies (PR Machinery 37,396 1006 Crocker Rd Bonne Bell 165,570 71,152 24142 Detroit Rd Haynes Manufacturing Company 20,387
12/31/2009 Cuyahoga County Planning Commission 198 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake I3 Light Industry 24272 Detroit Rd Timberdoodle Inc 9,296 25241 Detroit Rd Energizer Battery 190,700 25700 First St Lake Erie Electric 31,175 E 19,800 26145 First St Ultraviolet Resources Intnt'l 23,000 28025 Ranney Pkwy Phillips Syrup Corporation 22,500 28045 Ranney Pkwy N Advanced Brewing Machines 3,500 28045 Ranney Pkwy O BWS Pack Services 3,500 28045 Ranney Pkwy K Dodenhoff Industrial Textiles 3,500 28045 Ranney Pkwy G Lamor Corp 4,500 28825 Ranney Pkwy Applied Home Healthcare Equipm 7,960 7,960 28825 Ranney Pkwy Super Flash 15,920 15,920 28855 Ranney Pkwy Logan Clutch Corp 31,560 31,560 801 Sharon Dr DRI - National Diamond Tool 7,500 E 803 Sharon Dr Premar Industries LLC 3,825 E 806 Sharon Dr C-D Go Green 5,000 E 5,000 810 Sharon Dr Radiometer America Inc 55,260 811 Sharon Dr OMG 37,817 24460 Sperry Circle ALPCO Aluminum Line Products 98,645 770 Sperry Circle Brazing Service Inc 4,040 24340 Sperry Dr PharMed Corp 33,464 24400 Sperry Dr micros 5,200 26915 Westwood Rd Golfin Colors 1,030 E
Sum 1,207,644 286,952 I4 Heavy Industry 1169 Bassett Rd XIM Products Inc 33,060 2,000 830 Canterbury Rd AmeriGas 139,288 847 Canterbury Rd Miller Wire & Cable 45,602 867 Canterbury Rd Lite Gauge Metals 10,320 870 Canterbury Rd PLIDCO International 63,500 1000 Crocker Rd American Metals 398,500 24500 Detroit Rd Starrett Webber Gage Division 47,694 28001 Ranney Pkwy Ferralloy 12,720 31390 Viking Pkwy Industrial Electric Wire & Cable 62,650 62,650
Sum 813,334 64,650 V Vacant Office Space 1290 Bassett Rd vacant (Comtours) 3,744 23550 Center Ridge Rd vacant (Turning Pt I & II) 9,908 E 9,908 23850 Center Ridge Rd vacant (Westgate Prof Arts Bldg) 4,008 24500 Center Ridge Rd vacant (King James Bldg 4) 6,575 24600 Center Ridge Rd vacant (King James Bldg 3) 5,083 24601 Center Ridge Rd vacant (King James Point 5) 14,717 24650 Center Ridge Rd vacant (King James) 50,543 24651 Center Ridge Rd vacant (King James Point 6) 54,626 24700 Center Ridge Rd vacant (King James Bldg 1) 10,320
12/31/2009 Cuyahoga County Planning Commission 199 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake V Vacant Office Space 25000 Center Ridge Rd 4 vacant 1,100 26031 Center Ridge Rd B vacant/available 1,570 E 26260 Center Ridge Rd vacant 12,000 26410 Center Ridge Rd vacant/available 2,320 E 27269 Center Ridge Rd vacant (Materials Handling Autom 1,990 27366 Center Ridge Rd vacant 3,332 28871 Center Ridge Rd 102 vacant (King & Associates) 1,922 E 29160 Center Ridge Rd A vacant (Westhore Office Pk) 17,054 27887 Clemens Rd vacant (Bldg D Phase II) 1,900 1,900 27999 Clemens Rd vacant 1,875 E 28011 Clemens Rd vacant 6,500 6,500 28025 Clemens Rd vacant 3,650 3,650 28901 Clemens Rd vacant (Westlake Woods I) 2,146 29065 Clemens Rd vacant (Bldg A) 7,000 7,000 671 Columbia Rd vacant (Bay West) 3,636 805 Columbia Rd B vacant (Westlake Physicians Ctr) 4,438 850 Columbia Rd A vacant 2,607 842 Corporate Way 830 vacant/available 1,500 896 Corporate Way vacant (Westpoint Corp Ctr 4) 720 905 Corporate Way vacant (Westpoint Corp Ctr 2) 2,850 159 Crocker Park Blvd vacant (Gordon Bldg) 18,288 18,288 1991 Crocker Rd vacant (Gemini I) 2,608 2001 Crocker Rd vacant (Gemini II) 7,300 2035 Crocker Rd vacant (Phase I) 1,939 1,939 2055 Crocker Rd vacant (Crocker Corp Ctr) 13,411 13,411 2237 Crocker Rd vacant (Westlake Corp Pk 2) 1,150 1,150 815 Crocker Rd B4 vacant (Wells Fargo) 1,300 E 1,300 1650 Crossings Pkwy F vacant (Crossings Office Pk) 1,000 E 26600 Detriot Rd vacant (SSNE Prof Bldg) 4,000 4,000 24441 Detroit Rd 100 vacant (bella derm medi spa) 6,375 E 24441 Detroit Rd vacant (First Fed Bldg 24441) 280 24461 Detroit Rd 100 vacant (First Fed Bldg 24461) 3,361 24481 Detroit Rd 202/204 vacant (First Fed Bldg 24481) 1,093 24551 Detroit Rd 1 vacant 1,515 E 24600 Detroit Rd vacant (Teal Place South Bldg) 2,295 24610 Detroit Rd vacant (Teal Place North Bldg) 19,200 E 24629 Detroit Rd 2,4,5,6,10 vacant 2,625 E 24803 Detroit Rd vacant (Westlake Corp Ctr) 1,019 24865 Detroit Rd vacant 3,600 E 1,816 24930 Detroit Rd vacant 4,700 25125 Detroit Rd vacant (Westlawn Sq) 1,972 25651 Detroit Rd vacant (LA Centre Office Plaza I) 13,000 25777 Detroit Rd vacant (LA Centre Office Plaza II) 18,110 18,110 26016 Detroit Rd vacant (Regency Centre I) 6,432 6,432
12/31/2009 Cuyahoga County Planning Commission 200 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake V Vacant Office Space 26032 Detroit Rd 1 vacant (Regency Centre II) 2,432 2,432 26040 Detroit Rd vacant (Regency Centre) 4,864 4,864 26908 Detroit Rd vacant 1,850 1,850 27476 Detroit Rd vacant/available 3,168 3,168 27500 Detroit Rd 103 vacant (Carnegie Ctr) 7,023 7,023 27540 Detroit Rd vacant/available 3,255 30400 Detroit Rd vacant (The Atrium) 7,945 2746 Dover Center Rd vacant (offices) 1,115 29101 Health Campus Dr vacant (Medical Arts Bldg 2) 10,183 38 Main St vacant (Whitlock Bldg at Crocker P 7,010 7,010 800 Westpoint Pkwy vacant (Westpoint Corp Ctr 11) 9,460 9,460 826 Westpoint Pkwy vacant (Westpoint Corp Ctr 12) 2,650 2,650 902 Westpoint Pkwy 310 vacant 2,685 E
Sum 439,847 133,861 X Vacant Industrial 905 Bassett Rd vacant 5,000 958 Bassett Rd vacant (United Fundraising) 6,200 360 959 Bassett Rd vacant 10,000 975 Bassett Rd A vacant 5,000 5,000 1055 Bradley Rd vacant 15,425 801 Canterbury Rd vacant (PPG Industries) 62,919 869 Canterbury Rd vacant/available 4,720 871 Canterbury Rd D vacant/available 3,300 901 Canterbury Rd C & D vacant 3,250 3,250 909 Canterbury Rd vacant/available 10,000 10,000 29260 Clemens Rd 1 vacant 3,000 29299 Clemens Rd 1D/1F/1G/1N vacant (Westwood Centre) 11,620 29300 Clemens Rd vacant (Clemens N Industrial Pk) 4,000 29305 Clemens Rd vacant 10,000 29313 Clemens Rd 2C, L,J,K vacant (Westwood Corp Ctr Pk) 13,775 30103 Clemens Rd vacant (Cutting Dynamics) 25,540 7,500 26000 First St C vacant 1,350 1,350 26200 First St vacant (Carroll Sales) 23,300 793 Sharon Dr S vacant 1,500 E 805 Sharon Dr vacant (Tyler Finishing Co) 4,400 E 806 Sharon Dr A-B, H vacant/available 10,960 E 10,960 23850 Sperry Dr vacant (West End Land Developme 5,536 30903 Viking Pkwy vacant/available 9,000 9,000 31000 Viking Pkwy vacant (Husqvarna) 100,166 100,166 31005 Viking Pkwy vacant 18,000 18,000
Sum 367,961 165,586
City Total 10,774,592 3,087,911
12/31/2009 Cuyahoga County Planning Commission 201 City Business Type Address Suite # Business Name Sq. Ft. Est. Sq. Ft. 1995+ Westlake
Grand Total 10,774,592 3,087,911
12/31/2009 Cuyahoga County Planning Commission 202 APPENDIX G Approved Development Projects In Study Area, By City
Building Square Feet Project Description Street # Street Name Retail Office Industrial Total Avon French Creek Square Outparcel #5 Bank ~ 35682 Detroit Rd 3,300 3,300 J. Mary Professional 1001 Jaycox 5,270 5,270 Building Avon City Center‐Phase 2 Remainder of center 35901 Detroit 68,500 68,500 & 3 Avon Station Multi‐tenant retail ~ 1426 Center Rd 32,000 32,000 French Creek Square Multi‐tenant retail ~ 36050 Detroit Rd 34,350 34,350 French Creek Square Restaurant ~ 35682 Detroit Rd 3,200 3,200 Outparcel #6 ‐ Multi‐ French Creek Square ~ 35682 Detroit Rd 5,000 5,000 tenant retail Outparcel #3 ‐ Drive‐thru Heritage Village ~ 35682 Detroit Rd 2,000 2,000 retail Heritage Village Outparcel #4 ‐ Retail ~ 35682 Detroit Rd 4,000 4,000 Heritage Village Outparcel #6 ‐ Retail ~ 35682 Detroit Rd 2,000 2,000 Heritage Village Outparcel #7 ‐ Retail ~ 35682 Detroit Rd 6,000 6,000 Remainder Parcel ‐ Heritage Village ~ 35682 Detroit Rd 40,000 40,000 Multi‐Tenant retail Total for Avon 197,050 8,570 0 205,620 North Olmsted Tear down and rebuild Great Northern Aldi's 4694 16,782 16,782 larger space Blvd. Expansion of Ganley Subaru Dealership 25730 Lorain Rd 4,000 4,000 Auto adjacent to east Total for North Olmsted 20,782 0 0 20,782 North Ridgeville Taylor Poppy's Popcorn Building Addition 38727 Industrial 15,000 15,000
Parkway Educational building 32151 Lorain Rd 12,512 12,512 EMH‐RMC Medical Office east of turnpike, north Lorain Rd 27,000 27,000 Bldg side McDonalds restaurant Building addition 32528 Lorain Rd 2,600 2,600 Mini‐golf and ice cream Commercial recreation 7760 Victory Lane 1,156 1,156 parlor Total for North Ridgeville 3,756 39,512 15,000 58,268 Westlake Office type space for Tri‐C Clemens Rd 80,000 80,000 institutional use Center Ridge Glory Park 30570 15,478 15,478 Rd PNC Bank 2001 Crocker 3,220 3,220 Nordson Corp Executive office building 28601 Clemens 28,000 28,000 Paramount Tennis Commercial recreation 31550 Viking Parkway 63,330 63,330 Total for Westlake 63,330 126,698 0‐ 190,028 Total for Study Area 284,918 174,780 15,000 474,698
Westlake 2009/2010 Market Analysis 203 APPENDIX H Median Sales Per Square Foot Comparison
Reported % of Total Reported Median Reported Median Community Shopping Center Owned GLA (pg 439) GLA (pg 242) Sales/sq ft (pg 242)
A.1. Food 18.6% 39,378 $412.21 A.3. Food Service 7.6% 2,400 $314.12 A.3. Liquor 0.6% 3,074 $396.27 A.4. Drugs 1.9% 10,990 $429.07 A.5. Gifts/Specialty 3.5% 4,468 $170.42 A.6. Personal Services 5.5% 1,500 $176.87 B.2. General Merchandise 13.7% 20,020 $149.50 B.3. Shoes 1.7% 3,306 $192.73 B.3. Clothing And Accessories 9.8% 4,598 $232.68 B.4. Hobby/Special Interest 5.5% 3,190 $219.85 B.4. Jewelry 0.3% 1,610 $303.37 B.5. Home Furnishings 6.7% 6,730 $209.28 B.5. Home Appliances/Music 2.9% 2,648 $302.20 B.5. Building Materials/Hardware 3.8% 8,095 $388.65 E Other Retail 0.0% 2,000 $247.53 Reported % of Total Reported Median Reported Median Neighborhood Shopping Center Owned GLA (pg 440) GLA (pg 306) Sales/sq ft (pg 306)
A.1. Food 36.1% 32,020 $430.05 A.3. Food Service 10.2% 1,799 $266.65 A.3. Liquor 1.4% 3,196 ‐ A.4. Drugs 5.9% 12,544 $429.47 A.5. Gifts/Specialty 2.7% 4,000 $127.08 A.6. Personal Services 9.2% 1,400 $162.50 B.2. General Merchandise 5.8% 8,000 $102.97 B.3. Shoes 0.5% 2,950 $141.51 B.3. Clothing And Accessories 3.6% 4,000 $155.59 B.4. Hobby/Special Interest 1.5% 1,700 $199.45 B.4. Jewelry 0.4% 1,494 $317.37 B.5. Home Furnishings 2.3% 4,214 ‐ B.5. Home Appliances/Music 1.2% 2,400 ‐ B.5. Building Materials/Hardware 1.2% 4,100 ‐ E Other Retail 1.2% 2,050 $217.25 Notes/Source: * Excludes traditional department stores (2008 Dollars & Cents) ** Median Gross Leasable Area (GLA) of each type, but all uses are not found in all centers, and there may be more than one store of each type in a center (shown here only for comparison purposes).
204 Westlake 2009/2010 Market Analysis APPENDIX I Characteristics of Shopping Center Types
While the two main types of shopping centers used in this report’s analysis (Community Shopping Centers and Neighborhood Shopping Centers) share some similarities, they have distinct characteristics that differentiate them as well. The distinguishing characteristics noted in this Chapter are based on the Urban Land Institute’s biennial report, the Dollars and Cents of Shopping Centers, which is the premier source on income and expense data for roughly 800 centers in the U.S. and Canada. In general, the type and function of a shopping center is determined by its major tenants and the size of its trade area, and not necessarily by the area of the site or square footage of the structure.
A Neighborhood Shopping Center typically provides for the day-to-day Neighborhood shopping living needs of the immediate neighborhood and includes convenience centers usually consist of goods such as foods, drugs, sundries and personal services such as several small convenience laundry, dry cleaning, and barber or hair dresser. Convenience Goods and specialty stores. They & Service stores are the dominant store type within this category and serve customers who live less than a 10‐minute drive away account for over 65% of the total floor area. Neighborhood Shopping (2‐ to 3‐mile radius). They Centers are typically built around a supermarket which accounts for usually limit product mixes to 36% of the center’s total floor area, but captures about two-thirds of all essential products with sales at the center. In 2008, these Centers generally contained a gross limited lines. leasable floor area of about 60,000 square feet with a median size of 61,815 square feet. The national median sales per square foot of gross leasable area for all tenants in a Neighborhood Shopping Center is $338.54.
A Community Shopping Center includes many convenience tenants but Community shopping also offers a wider range of goods and services such as apparel, home centers include one or two improvement and home furnishings, specialty stores and professional department stores and some services. Community Shopping Centers come in a variety of formats specialty and convenience and include not only traditional shopping centers but also lifestyle stores. They serve a larger geographic area and draw centers, outlet-centers, and power centers with category-specific anchor customers who want tenants. Shopping Goods & Services stores account for over 44% of specialty products not found the composition of the center while convenience stores account for in neighborhood shopping 38%. The remainder of floor area is attributed to Automotive uses centers. They include a wide range of product mixes and (8.2%), Offices including banks (5.1%) and Entertainment (4.3%) deep product lines. However, many Community Shopping Centers are built around one or more department or general merchandise stores which occupy a significant amount of floor space. While the size of a Community Shopping Center ranges from 100,000 to 500,000 square feet, the national median size in 2008 was 151,416 square feet. The national median sales per square foot of gross leasable area for all tenants within a Community Shopping Center compares at $284.30.
Westlake 2009/2010 Market Analysis 205 APPENDIX J Average Expenditures by Household Income Level
Household Income Level $40,000 to $70,000 to $80,000 to $100,000 to Type of Expenditure $49,999 $79,999 $99,999 $119,999 (Fairview Park, (Nonresident (Avon, Avon Lake, (Bay Village, North Olmsted, employees) Rocky River) Westlake) North Ridgeville) Convenience Goods/Svcs Subtotal $7,971.00 $10,745.00 $12,398.00 $14,250.00 Food $5,516.00 $7,584.00 $8,857.00 $9,985.00 Alcoholic beverages $378.00 $528.00 $604.00 $781.00 Drugs $480.00 $518.00 $541.00 $615.00 Personal care products and services $508.00 $707.00 $810.00 $956.00 Reading $92.00 $128.00 $147.00 $199.00 Housekeeping Supplies $561.00 $765.00 $932.00 $1,221.00 Tobacco products and smoking supplies $347.00 $385.00 $354.00 $322.00 Medical Supplies $89.00 $130.00 $153.00 $171.00 Shopping Goods/Svcs Subtotal $4,693.00 $6,728.00 $8,212.00 $9,276.00 Apparel and services $1,409.00 $2,035.00 $2,590.00 $3,067.00 Household furnishings and equipment $1,491.00 $2,051.00 $2,373.00 $2,928.00 Audio and visual equipment and services $883.00 $1,183.00 $1,396.00 $1,525.00 Pets, toys, hobbies, and playground equipment $491.00 $793.00 $933.00 $1,044.00 Other entertainment supplies, equipment, & svcs $419.00 $666.00 $920.00 $712.00 Automotive Subtotal $5,564.00 $7,978.00 $9,173.00 $10,115.00 Vehicle Purchases $2,098.00 $3,114.00 $3,916.00 $4,546.00 Gasoline and Motor Oil $2,620.00 $3,528.00 $3,770.00 $3,954.00 Vehicle Finance $309.00 $445.00 $514.00 $456.00 Maintenance & repair $537.00 $891.00 $973.00 $1,159.00 Entertainment Subtotal $359.00 $665.00 $846.00 $1,112.00 Fees & Admissions $359.00 $665.00 $846.00 $1,112.00 Other Retail Subtotal $1,526.00 $2,303.00 $2,641.00 $3,625.00 Miscellaneous $693.00 $929.00 $1,012.00 $1,278.00 Other Lodging $407.00 $723.00 $840.00 $1,472.00 Other HH Expenses $426.00 $651.00 $789.00 $875.00 Source: 2008 Current Expenditures Survey, Tables 2 and 2301 Income Before Taxes, Bureau of Labor Statistics.
206 Westlake 2009/2010 Market Analysis APPENDIX K Retail Trade Area Sales Capture and Leakage Analysis by Community in Study Area
2009 Total Sq Ft Total Sq Ft Surplus/ Surplus/ Inventory supported by supported by (Deficit) (Deficit) Floor Area Study Area Study Area (Low Sales High Sales (square Households (Low Households (High Value) Value) feet) Sales Value) Sales Value)
Study Area Total Food/Convenience Goods & Svcs 3,808,389 2,265,893 2,115,835 1,542,496 1,692,554 Shopping Goods 6,073,314 3,514,709 2,621,973 2,558,605 3,451,341 Convenience and Shopping Total 9,881,703 5,780,602 4,737,808 4,101,101 5,143,895 Automotive 1,436,760 2,943,430 1,809,937 (1,506,670) (373,177) Amusements/Entertainment 1,422,002 859,757 859,757 562,245 562,245 Other Retail Services 2,227,065 1,278,096 1,050,992 948,969 1,176,073
Westlake Food/Convenience Goods & Svcs 870,254 468,026 437,032 402,228 433,222 Shopping Goods 805,225 731,927 546,018 73,298 259,207 Convenience and Shopping Total 1,675,479 1,199,953 983,049 475,526 692,430 Automotive 258,420 589,673 362,594 (331,253) (104,174) Amusements/Entertainment 466,063 201,324 201,324 264,739 264,739 Other Retail Services 796,552 297,331 244,499 499,221 552,053
Avon Food/Convenience Goods & Svcs 316,735 222,653 207,908 94,082 108,827 Shopping Goods 1,398,484 354,305 264,312 1,044,179 1,134,172 Convenience and Shopping Total 1,715,219 576,959 472,220 1,138,260 1,242,999 Automotive 172,094 292,401 179,800 (120,307) (7,706) Amusements/Entertainment 135,074 83,750 83,750 51,324 51,324 Other Retail Services 171,963 118,447 97,400 53,516 74,563
Avon Lake Food/Convenience Goods & Svcs 333,411 261,289 243,985 72,122 89,426 Shopping Goods 47,630 415,786 310,176 (368,156) (262,546) Convenience and Shopping Total 381,041 677,074 554,161 (296,033) (173,120) Automotive 105,720 343,139 210,999 (237,419) (105,279) Amusements/Entertainment 148,892 98,282 98,282 50,610 50,610 Other Retail Services 145,466 139,000 114,301 6,466 31,165
Westlake 2009/2010 Market Analysis 207 APPENDIX K Retail Trade Area Sales Capture and Leakage Analysis by Community, continued
Total Sq Ft Total Sq Ft 2009 Surplus/ Surplus/ supported by supported by Inventory (Deficit) (Deficit) Study Area Study Area Floor Area (Low Sales High Sales Households (Low Households (High (square feet) Value) Value) Sales Value) Sales Value) Bay Village Food/Convenience Goods & Svcs 137,956 209,144 195,294 (71,188) (57,338) Shopping Goods 24,270 327,072 243,995 (302,802) (219,725) Convenience and Shopping Total 162,226 536,216 439,289 (373,990) (277,063) Automotive 11,462 263,504 162,030 (252,042) (150,568) Amusements/Entertainment 16,797 89,964 89,964 (73,167) (73,167) Other Retail Services 23,592 132,867 109,258 (109,275) (85,666)
Fairview Park Food/Convenience Goods & Svcs 319,564 192,458 179,713 127,106 139,851 Shopping Goods 406,234 289,513 215,977 116,721 190,257 Convenience and Shopping Total 725,798 481,971 395,690 243,827 330,108 Automotive 39,576 253,638 155,964 (214,062) (116,388) Amusements/Entertainment 65,268 65,658 65,658 (390) (390) Other Retail Services 117,327 103,015 84,711 14,312 32,616
North Olmsted Food/Convenience Goods & Svcs 929,396 347,183 324,191 582,213 605,205 Shopping Goods 2,756,030 522,264 389,609 2,233,766 2,366,421 Convenience and Shopping Total 3,685,426 869,447 713,800 2,815,979 2,971,626 Automotive 474,830 457,548 281,350 17,282 193,480 Amusements/Entertainment 167,944 118,443 118,443 49,501 49,501 Other Retail Services 650,074 185,833 152,813 464,241 497,261
North Ridgeville Food/Convenience Goods & Svcs 416,613 292,606 273,228 124,007 143,385 Shopping Goods 170,209 440,164 328,362 (269,955) (158,153) Convenience and Shopping Total 586,822 732,770 601,591 (145,948) (14,769) Automotive 310,445 385,621 237,121 (75,176) 73,324 Amusements/Entertainment 168,171 99,824 99,824 68,347 68,347 Other Retail Services 213,632 156,620 128,791 57,012 84,841
Rocky River Food/Convenience Goods & Svcs 484,460 272,533 254,485 211,927 229,975 Shopping Goods 465,232 433,678 323,524 31,554 141,708 Convenience and Shopping Total 949,692 706,211 578,009 243,481 371,683 Automotive 64,213 357,906 220,079 (293,693) (155,866) Amusements/Entertainment 253,793 102,512 102,512 151,281 151,281 Other Retail Services 108,459 144,982 119,220 (36,523) (10,761)
208 Westlake 2009/2010 Market Analysis APPENDIX L Residential Development Potential by City and Zoning District
Single‐Family/ Two Family Multi‐Family Additional Additional CITY Vacant 2010 Avg Additional Vacant 2010 Avg Additional Dwelling Dwelling Acres HH Size* Population Acres HH Size** Population Units Units Westlake 589.7 944 2.51 2,369 121.0 1,595 1.74 2,775
Avon 3,012.6 6,702 2.85 19,101 57.7 404 2.29 925 Avon Lake 972.1 2,250 2.63 5,918 76.1 618 2.06 1,273 Bay Village 62.6 220 2.53 557 4.5 27 2.16 58 Fairview Park 23.5 109 2.39 261 0.4 8 1.77 14 North Olmsted 193.6 567 2.46 1,395 42.1 398 2.09 832 North Ridgeville 4,312.4 10,666 2.56 27,305 187.1 1,307 2.42 3,163 Rocky River 34.4 151 2.35 355 29.7 463 1.68 778 Subtotal ‐ Surrounding 8,611.2 20,665 54,890 397.6 3,225 7,043
Cities
Total for Housing 9,200.9 21,609 57,259 518.6 4,820 9,819 Type Sources: * Based on 2010 US Census Average Household Size of Owner Occupied Units reported for each City. ** Based on 2010 US Census Average Household Size of Renter Occupied Units reported for each City.
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