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Kata Pengantar KATA PENGANTAR Puji syukur kepada Allah SWT atas segala anugrah dan hikmatNya, sehingga Tugas Akhir ini dapat diselesaikan. Tugas Akhir dengan judul “STRATEGI PENEMPATAN TENANT PADA MALL DI JAKARTA” ini ditujukan untuk memenuhi sebagian persyaratan akademik guna memperoleh gelar Pascasarjana Magister Manajemen Universitas Pelita Harapan. Penulis menyadari bahwa tanpa bimbingan, bantuan, dan doa dari berbagai pihak, Tugas Akhir ini tidak akan dapat diselesaikan tepat pada waktunya. Oleh karena itu, penulis mengucapkan terima kasih yang sebesar-besarnya kepada semua pihak yang telah membantu dalam proses pengerjaan Tugas Akhir ini, yaitu kepada: 1) Ibu Juanna Judith Huliselan, M.A., Ph.D, selaku Ketua Program Studi Magister Manajemen Universitas Pelita Harapan dan Dosen Pembimbing yang telah memberikan bimbingan, arahan dan dukungannya kepada penulis. 2) Bapak Bona Christianto Siahaan, Ssi., MT., yang telah meluangkan waktunya untuk membantu dan memberikan masukan kepada penulis. 3) Semua dosen yang telah mengajar penulis selama berkuliah di Universitas Pelita Harapan. 4) Staf karyawan Program Studi Magister Manajemen yang telah membantu penulis dalam kegiatan administratif. 5) Mama, Papa, Bang Ruli, Bang Rendi dan Hadis berserta Keluarga Besar Robbel atas segala doa dan dukungannya. 6) Ibu Lusiana Indomo, Executive Director ICC Indonesia dan Bapak Haryadi Sarpini, Technical Advisor ICC Indonesia, yang telah mendukung aktifitas penulis selama menjalani kuliah dan Tugas Akhir. 7) Mbak Santi, Mbak Susan, Mbak Widi, Mbak Icha, Mas Dibby, Fiky dan Lala yang selalu memberikan semangat dan dukungannya kepada penulis. 8) Rekan-rekan seperjuangan Devy Kandani, Apris Pianto, Yessi Lourentia, Uthari Kethilia Keswani, Novila Salim, Nicky Agustin Kastanya, Christine Putri, Ninov Reczha Valian Akbar, Inggra Pramono, Gito Ichwanto dan semua rekan-rekan MM UPH Batch 65 dan 64 yang selalu menjadi pemacu dan saling memberikan semangat. 9) Semua pihak yang tidak dapat penulis sebutkan satu per satu. Akhir kata, penulis juga terbuka atas kritik dan saran dari pembaca dalam penyusunan Tugas Akhir ini. Semoga Tugas Akhir ini dapat bermanfaat bagi semua pihak yang membacanya. Jakarta, Agustus 2016 Penulis vii DAFTAR ISI PERNYATAAN KEASLIAN KARYA TUGAS AKHIR ..................................... ii PERSETUJUAN DOSEN PEMBIMBING TUGAS AKHIR ............................... iii PERSETUJUAN TIM PENGUJI TUGAS AKHIR ............................................... iv ABSTRAK .............................................................................................................. v ABSTRACT ........................................................................................................... vi KATA PENGANTAR .......................................................................................... vii DAFTAR GAMBAR ............................................................................................. xi DAFTAR TABEL ................................................................................................. xx BAB I PENDAHULUAN ....................................................................................... 1 1.1. Latar Belakang ......................................................................................... 1 1.2. Perumusan Masalah .................................................................................. 7 1.3. Tujuan Penelitian ...................................................................................... 8 1.4. Pembatasan Masalah Penelitian ............................................................... 9 1.5. Manfaat Penelitian .................................................................................. 10 BAB II TINJAUAN PUSTAKA ........................................................................... 11 2.1. Pengertian Ritel ...................................................................................... 11 2.2. Lokasi Ritel ............................................................................................ 12 2.3. Pengertian Mall dan Tipe-Tipe Mall ...................................................... 14 2.4. Manajamen Mall ..................................................................................... 16 2.4.1. Positioning ...................................................................................... 17 2.4.2. Promosi dan Pemasaran .................................................................. 17 2.4.3. Manajemen Fasilitas........................................................................ 17 2.4.4. Manajemen Keuangan ..................................................................... 19 2.4.5. Zoning ............................................................................................. 20 2.5. Tenant Mix .............................................................................................. 21 2.5.1. Pengertian Tenant Mix .................................................................... 21 2.5.2. Hubungan Pihak yang Mempengaruhi Tenant Mix ........................ 22 2.6. Teori Khusus Perencanaan Tenant Mix .................................................. 23 2.6.1. Central Place Theory ...................................................................... 23 2.6.2. Retail Demand Externalities ........................................................... 24 2.6.3. Bid Rent Theory............................................................................... 24 viii 2.7. Strategi Penempatan Tenant dalam Pusat Perbelanjaan ......................... 25 2.8. Penelitian Terdahulu ............................................................................... 26 2.9. Kerangka Berpikir & Pembentukan Hipotesis ....................................... 28 BAB III METODE PENELITIAN........................................................................ 34 3.1. Penentuan Lokasi Penelitian .................................................................. 34 3.2. Objek dan Subjek Penelitian .................................................................. 35 3.3. Definisi Konseptual dan Model Penelitian ............................................. 36 3.4. Penentuan Data dan Sumber Data .......................................................... 38 3.5. Pengumpulan Data ................................................................................. 38 3.6. Metode Penarikan Sampel ...................................................................... 39 3.6.1. Penentuan Jumlah Sampel............................................................... 39 3.6.2. Skala Sampel ................................................................................... 41 3.7. Tekhnik Pengolahan Data....................................................................... 42 3.8. Tekhnik Pengukuran Data ...................................................................... 42 3.8.1. Geographical Information System (GIS) ........................................ 42 3.8.2. Pengukuran Tingkat Departementalisasi & Tingkat Kompleksitas 43 3.9. Tekhnik Analisis Data ............................................................................ 45 3.9.1. Uji Multikolinearitas ....................................................................... 45 3.9.2. Uji Heteroskedastisitas .................................................................... 45 3.9.3. Uji Hipotesa .................................................................................... 45 BAB IV HASIL PENELITIAN DAN PEMBAHASAN ...................................... 47 4.1. Hasil Pengukuran Tingkat Departementalisasi dan Tingkat Kompleksitas 47 4.1.1. Plaza Indonesia................................................................................ 50 4.1.2. Grand Indonesia West Mall ............................................................ 71 4.1.3. Grand Indonesia East Mall .............................................................. 96 4.1.4. Plaza Senayan................................................................................ 119 4.1.5. Senayan City ................................................................................. 133 4.1.6. Kota Kasablanka ........................................................................... 153 4.1.7. Lotte Shopping Avenue................................................................. 166 4.2. Statistika Deskriptif .............................................................................. 184 4.3. Hasil Uji Multikolinearitas ................................................................... 188 4.4. Hasil Uji Heteroskedastisitas ................................................................ 190 4.5. Hasil Uji Hipotesa ................................................................................ 192 ix 4.6. Pembahasan Hasil Uji Hipotesis .......................................................... 195 4.6.1. Jumlah total lantai mall berpengaruh positif terhadap tingkat departementalisasi ....................................................................................... 196 4.6.2. Posisi tingkatan lantai mall berpengaruh positif terhadap tingkat departementalisasi ....................................................................................... 199 4.6.3. Luas kotor area yang disewakan (gross leasable area) pada tiap tingkatan lantai berpengaruh negatif terhadap tingkat departementalisasi. 200 4.6.4. Jumlah unit di dalam mall secara keseluruhan berpengaruh positif terhadap tingkat departementalisasi. ........................................................... 202 4.6.5. Jumlah unit pada setiap tingkatan lantai mall berpengaruh
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