Peterborough, New Hampshire Appendices

197 Pages·2006·2.85 MB·English

Master Plan

Peterborough,
New Hampshire

Appendices
Appendices
Chapter 1: Economic Vitality
 “Economic Impact Analysis: A Case Study; Local Merchants vs. Chain Retailers”
 Yellow Pages Directory of Businesses: 1985 & 2003
 “Commercial Development and Its Effect on the Tax Rate”
Chapter 4: Open Space
 “The Economic Impact of Open Space in New Hampshire”
 Cost of Community Services Study, Peterborough 1996-97
 Conservation Lands in Peterborough
 Open Space Questionnaire
 Links to References for Open Space Chapter
Chapter 6: Traffic & Transportation
 NH DOT Memorandum of Agreement for Coordinating Highway Access
Management
 Access Management Techniques
 NH DOT Suggested Minimum Design Standards for Rural Subdivision Streets
 Summary of Various Traffic and Transportation Studies for Peterborough
 Links to Traffic and Transportation Information
Chapter 8: Land Use Plan
 “Livable Walkable Communities”
 Comprehensive Smart Growth Audit Checklist
 2003 Master Plan Survey Results
Chapter 9: Historic Resources
 Relationship of the State Statutes to the Peterborough Master Plan
 Architectural Styles in Peterborough
 Overview of Preservation Techniques
 Strategies for Preserving Community Character
 Funding Sources for Historic Preservation
Chapter 11: Cultural Resources
 Peterborough Cultural Inventory
 Monadnock Region Arts and Economic Prosperity (Summary)
 Monadnock Region Arts and Economic Prosperity (Full Report)
 Art-Speak/Portsmouth, NH
Chapter 1: Economic Vitality
 “Economic Impact Analysis: A Case Study; Local Merchants vs. Chain Retailers”
 Yellow Pages Directory of Businesses: 1985 & 2003
 “Commercial Development and Its Effect on the Tax Rate”

EXECUTIVE SUMMARY - ECONOMIC IMPACT ANALYSIS
Local Merchants vs. Chain Retailers

EXECUTIVE SUMMARY

Civic Economics (CivEc) is pleased to present this Economic Impact Analysis assessing
the economic activity generated by local merchants relative to a chain merchant carrying
comparable lines of goods. Economic impact, for the purposes of this case study, is
based on locally focused expenditures of the merchants, including such items as labor,
profits, goods, and services.

The Context

American communities from coast to coast have wrestled with the implications of
national chain retail. Despite national interest, however, CivEc has identified a near
absence of objective, fact-based analysis of the phenomenon. This report is designed to
enhance the discussion by providing a credible and quantifiable analysis.

The area of Sixth Street and Lamar Boulevard in central Austin provides an outstanding
opportunity to study the dynamics of retail competition. The following analyses are put
forth as a case study of the interaction among co-locating chain and local merchants in
similar lines of goods.

Schlosser Development Corp. presently controls the two blocks between Fifth and Sixth
to the east of Lamar as well as the previously developed block to the south, containing
Office Max, Starbucks, and an AT&T Phone Store.

Under the present proposal, the offices and flagship store of Whole Foods Market will
occupy the prime block of the Schlosser site. Schlosser proposes to anchor the eastern
block with a Borders Books & Music store. Should the development proceed as
presently structured, Schlosser will additionally take on leasing responsibilities at the
present Whole Foods and BookPeople complex.

According to published sources, the combined Schlosser properties have been granted
incentives with a total value of over $2.1 Million. These include fee waivers, water and
wastewater infrastructure reimbursements, drainage improvements, and a temporary
use of right-of-way fee waiver. The projects have thus far received approximately
$710,000 of these incentives. Additionally, the developers have entered into an
agreement with Austin Energy for the provision of a chilled water facility valued at
approximately $3.5 Million.

Liveable City 1 Civic Economics
EXECUTIVE SUMMARY - ECONOMIC IMPACT ANALYSIS
Local Merchants vs. Chain Retailers

PRINCIPAL FINDINGS: THREE ESSENTIAL FACTS

FACT: Local merchants generate substantially greater economic impact than
chain retailers.

CivEc initially compared the local Annual Economic Impact per Store
economic impact of three (millions in 2002)
freestanding stores, a typical
$5
Borders, and the existing and known
National Local
quantities of BookPeople and $4.1
Chain Merchants
Waterloo. $4

Three distinctions account for the
$2.8
$3
dramatic difference seen in the chart
at right:

$2
1. Local merchants spend a
much larger portion of total
$0.8
revenue on local labor to run $1
the enterprise and sell the
merchandise.
$0
2. Local merchants keep their
Borders BookPeople Waterloo
modest profits in the local
economy.
3. Local merchants provide strong support for local artists and authors, creating
further local economic impact.

FACT: Development of urban sites with directly competitive chain merchants will
reduce the overall vigor of the local economy.

Development of a Borders store at
Competitive Effects:
Sixth and Lamar will reduce the vigor
Borders Impact over Five Years
of the Austin economy. In this
analysis, CivEc reviewed three
Total book and music sales increase
scenarios to account for the range of
impacts possible. In all three, Borders
Economic returns decrease
triggers a decline in local economic
activity despite increasing total sales
of books and music at the corner.

CivEc puts forth two alternative outcomes in which the neighborhood and the Austin
economy will be enhanced:

1. New merchants bring a new line of goods to the market, attracting additional
consumer traffic to the area to the benefit of neighboring merchants. For
example, former plans called for a cinema at the site. This would have offered a
product previously unavailable at Sixth and Lamar, drawing additional
prospective customers for all neighboring merchants.

Liveable City 2 Civic Economics
EXECUTIVE SUMMARY - ECONOMIC IMPACT ANALYSIS
Local Merchants vs. Chain Retailers

2. New merchants bring a complementary line of goods to the market, leading to
increased browsing among merchants with similar but unique lines of goods. For
example, there exists in the neighborhood a cluster of antiques and home goods
shops. Shoppers for these goods are induced to visit several merchants, as
unique yet related items are offered in each shop.

As presently configured, the City of Austin is asked to subsidize a development that
actually does damage to the local economy.

FACT: Modest changes in consumer spending habits can generate substantial
local economic impact.

For every $100 in consumer
Local Economic Return from $100 Spending
spending at Borders, the total
local economic impact is only
$13. The same amount spent
with a local merchant yields
more than three times the local
economic impact.

If each household in Travis
County simply redirected just
$100 of planned holiday
spending from chain stores to
locally owned merchants, the
local economic impact would
reach approximately $10 Million.

Borders BookPeople Waterloo
$13 $45 $45

Liveable City 3 Civic Economics
EXECUTIVE SUMMARY - ECONOMIC IMPACT ANALYSIS
Local Merchants vs. Chain Retailers

ABOUT THE PROJECT PARTICIPANTS

LiveableCity Austin is an inclusive network of
individuals working together to create a community
consensus to promote policies that address the long
term social, environmental and economic needs of the
people of Austin.

Civic Economics (CivEc) is an economic
analysis and strategic planning consultancy with
offices in Austin and Chicago.

BookPeople and Waterloo Records and Video provided additional funding and research
support for this study with support from the Austin Independent Business Alliance.

For further information about the project participants or this Economic Impact
Assessment, please contact:

Dan Houston, Partner
Civic Economics
512.587.7964
[email protected]
www.CivicEconomics.com

Mark Yznaga, Executive Director
LiveableCity Austin
512.657.4762
[email protected]
www.LiveableCity.org

Liveable City 4 Civic Economics
YELLOW PAGES DIRECTORY
1985-1986 2003
20 Grove St. Partners LLC
21 Grove St., LLC
A&B video
A&P
Above & Beyond- Human Resources tng.
Abracadabra Family Learning Ctr.
ACO Leasing Co.
Across The Board Graphics
Acupunture & Asian Medicine of Peterborough
Advanstar Communications
Aesop's Table-restaurant
Agway Lawn and Garden
Alan Melad Design Assoc-interior dec. (AMDA)
Alcor Office Supplies
Alling & Cory - pappering
Alrox LLC
Amanda's - Bridal etc.
American National Insurance
American Power Conversion
America's Mattress
Ames Dept. Store
Amherst Systems, Inc.
Animal Care Clinic-JONES, MARTHA TRUSTEE
Annie's Book Shop Annie's Book Shop
Antique shop- Sam Hackler
Antiques at Peteridge
Appropriate Solutions, Inc.- Cote,Raymond
Apt/Office- Moberg, Carl R.
Aqua Bistro-Peterborough Depot Sq., LTD
Area Property Protection
Arnold, J - lawyer
Art Basics
Artisan's Nosh-gift shop
Asthma and Allergy Care
At Web Site Publicity Inc-mkt. Consult.
At Wits' End-greeting cards
Atkins Law Offices PC-lawyers
Aubuchon Hardware
Audio Amateur Corp Audio Amateur Corp
AustrianRidingClub-SalburgInn
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YELLOW PAGES DIRECTORY
Bates, Richard PA-tax returns Bates, Richard PA-tax returns
Battle Road Press- puzzles
Baum D H Associates-mgt. Consult.
Baybutt Const.
Bean, Wiliam A. Jr.- surveyor
Bean, William - Forester
Beck Mfg.
Beer Store, The
Bellettes Inc True Value Bldg Supplies Bellettes Inc True Value Bldg Supplies
Bellows-Nichols Agency Bellows-Nichols Agency
Benoit Chiro...
Bern HK & Assoc.
Bill's Barber Shop
Birch Circle Traveling Camp
Bishops E A Co., Inc.- realtor Bishops E A Co., Inc.- realtor
BIZ-BIZ Magazine
Black Swan- Voss, Gary
Blodgett Makechnie & Vetne Blodgett Makechnie & Vetne
Blogett - lawyer
Bloomin Bee, The
Boiler house, The
Bourdeau Physical Therapy Associations
Boutwell, garage
Bowling Acres Bowling Acres
Bowling Acres Sandwich Shoppe
Boxer, Dr. Boxer, Dr.
Bradley Jackson Excavating Contractor
Brady's Bar & Grill
Brick Mills Studios
Brighton & Runyon PA- lawyers
Brighton, KA - lawyer
Brighton, KC - lawyer
Broad Oak Tree & Shrub Care
Brodkin, Dr.
Brooks Pharmacy
Brookstone
Brother's Supermarket
Brown Way - Peterborough, Inc.
Brown, Glen - septic pumping Brown Glenn -plumbing
Brum's Scale Models
BTCE LLC futureBagelMill
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