NEAR WEST SIDE MARKET ANALYSIS CITY OF MILWAUKEE ACKNOWLEDGEMENTS NEAR WEST SIDE PARTNERS CITY OF MILWAUKEE Keith Stanley, Executive Director Mayor Tom Barrett Lindsey St. Arnold Bell, Associate Director Common Council Ald. Ashanti Hamilton, President Ald. Cavalier Johnson Ald. Nik Kovac Ald. Robert J. Bauman Ald. James A. Bohl, Jr. Ald. Milele A. Coggs Ald. Khalif J. Rainey Ald. Robert G. Donovan Ald. Chantia Lewis Ald. Michael J. Murphy Ald. Mark A. Borkowski Ald. José G. Pérez Ald. Terry L. Witkowski Ald. T. Anthony Zielinski Ald. Russell W. Stamper, II Prepared by: City Plan Commission PLACE DYNAMICS LLC www.placedynamics.com Patricia T. Najera, Chair Larri Jacquart, Vice Chair Joaquin Altoro Stephanie Bloomingdale Preston Cole Whitney Gould J. Allen Stokes CROSS MANAGEMENT SERVICES www.cross-management.com Department of City Development Rocky Marcoux, Commissioner Martha L. Brown, Deputy Commissioner Vanessa Koster, Planning Manager Samuel Leichtling, Long Range Planning Manager Robert Harris, Project Manager Monica Wauck, Project Manager October 2017 NEAR WEST SIDE MARKET ANALYSIS i CITY OF MILWAUKEE CONTENTS Acknowledgements .................................................................................................................................................................................................................. i Contents ................................................................................................................................................................................................................................. iii Introduction / Summary ........................................................................................................................................................................................................... 1 Support for the Analysis ....................................................................................................................................................................................................... 1 Summary of the Findings ..................................................................................................................................................................................................... 1 Report Organization ............................................................................................................................................................................................................. 2 Prior Research and Planning..................................................................................................................................................................................................... 4 Background Analysis ................................................................................................................................................................................................................ 7 Population ............................................................................................................................................................................................................................ 8 Racial Composition............................................................................................................................................................................................................... 8 Student Population .............................................................................................................................................................................................................. 9 Median Age .......................................................................................................................................................................................................................... 9 Family Households ............................................................................................................................................................................................................. 10 Unemployment .................................................................................................................................................................................................................. 10 Income ............................................................................................................................................................................................................................... 11 Poverty ............................................................................................................................................................................................................................... 11 Setting and Transportation ................................................................................................................................................................................................ 12 Patterns of Use ................................................................................................................................................................................................................... 12 Bus Rapid Transit ............................................................................................................................................................................................................... 13 Anchor Institutions ............................................................................................................................................................................................................. 14 Assets and Amenities ......................................................................................................................................................................................................... 14 Crime ................................................................................................................................................................................................................................. 16 Perceptions ........................................................................................................................................................................................................................ 16 Workers in the Area .............................................................................................................................................................................................................17 Retail Market.......................................................................................................................................................................................................................... 19 NEAR WEST SIDE MARKET ANALYSIS iii CITY OF MILWAUKEE Trade Area .......................................................................................................................................................................................................................... 19 Market Potential ................................................................................................................................................................................................................. 19 Potential for a Grocery Store .............................................................................................................................................................................................. 24 Dining Market ........................................................................................................................................................................................................................ 28 Market Potential ................................................................................................................................................................................................................. 28 Existing Eating and Drinking Establishments ...................................................................................................................................................................... 28 The Potential for New Restaurants ..................................................................................................................................................................................... 29 Food Halls ........................................................................................................................................................................................................................... 29 Services Market ...................................................................................................................................................................................................................... 30 Methodology ...................................................................................................................................................................................................................... 30 Demand and Supply ........................................................................................................................................................................................................... 30 Office / Industrial Market .......................................................................................................................................................................................................