Good evening, everyone.

Welcome to the Development Committee of Paul City Council.

Would you please call the rule?

Here.

Ross Irvine is absent.

David Lester?

Here.

Sean Simpson.

Yes.

Please join me in the Pledge of Allegiance.

I played allegiance to the flag of the United States of America and to the Republic for which it says one nation under individual liberty in justice.

Thank you.

All right.

The first item on the agenda is the approval of minutes from the development committee meeting that was heard on June 3rd of 2025.

Members, you have seen the minutes.

May I have a motion to approve?

So we have a motion in a couple of seconds.

Any comments?

Hearing none, all information aye.

And the minutes are approved.

All right, let's get down to business.

Today's business is the Village Green Master Plan Market Study.

And I believe I'm gonna turn that over to Mr.

Jeffrey Tyler, right?

Start it, maybe lower anything before Rick and Sophia come up and speak about it.

Um this is the the last of the studies that we will be bringing to you kind of in a piecemeal fashion.

So this is the market, the uh commercial um and and retail side of the market study.

Um it was felt that it would be best to separate this out from the other discussion on the residential, just so that you'd have an opportunity to weigh in on this portion of the market study, um, and then really kind of give input so that we're just about ready to pull this whole thing together.

Pazutti and urban design group have done a really good job along with the other consultants of pulling all these um initial studies together.

Um, and I believe we're coming back on the 19th to discuss kind of the the winding down of phase one and angle.

So, with that, uh Logan or Aaron, if you have anything before we join it over.

No, really, this is just for for Rick to provide an update for you all and to ask questions and any clarifications he has.

So, with that, I'll I'll turn it over to him.

Easy identify yourself and the floor is yours.

All right, cool.

Uh I have a slide to help me, but uh my name is Rick Stein.

I'm a uh certified and trained urban planner.

Uh I've been doing uh market analysis as part of the planning process since dedicated since 2010.

Um prior to that, I was a software developer database analyst.

So I'm uh I'm a nerd.

So anyway, so this is the uh the update of the commercial and retail portion of the market analysis.

So in 2018, we performed effectively the same analysis.

However, at that time, the focus was very heavy on the physical infrastructure of the of the real estate.

So while we looked at uh individual markets, the the the perspective was more of you know what what can we do to improve the existing landscape.

Um in this one, we've updated that portion, but as you know, the physical real estate uh doesn't change that much over a course of seven years.

So we made the updates where appropriate, but the the real deep dive was into the actual uh market forces at play, so kind of the things that you you see but you can't see.

Uh so the the retail sectors and how they how they interact, and so I'll just affectionately refer to it as a commercial retail deep dive.

Uh so before we get started, and this is also useful as you or when you get an opportunity to review the uh easily digestible uh in-depth market analysis that uh will be made available to you.

But the terminology would uh just as a bit of a primer.

I I used the term trade area and market area, I will use that interchangeably, but it effectively means the the same thing, and when we talk about it, we are uh referring to the area from which we expect the majority of the support to be derived from.

So I like to use a number like 75% in most cases to shoot for like when I'm defining what the size and extent of a market area is in real life, depending on the actual business in the sector, market areas are very different from one another, much like snowflakes, but in the interest of efficiency, you have to you have to draw some lines in the sand and use some use some more generic definitions of market area or trade area, which we'll get into here.

I'll talk about retail, and retail is a lot of things to a lot of people, but the textbook definition that we can use is the business of selling goods, services, and or experiences directly to consumers, often in a physical store or location.

So this is an example of retail, and even a place like Noctara outdoor uh beer garden, indoor indoor um brewery, we're gonna call that retail, and this is right uh right behind us here, but this is not retail, although it is a beautiful structure, it is not retail.

So for this sector analysis, uh we looked at 15 specific retail categories.

Now, I'm I threw I we threw in a few that aren't really retail because they complement retail and are part of a robust bundle of goods and services, generally uh believed to be part of a robust retail package.

So if you can you can pick you know your favorite places around central Ohio, your favorite places in the United States, look at your your vibrant districts, you will often see some combination of these 15 things.

So it's personal care services, which you're no stranger to around here, those are hair salons, nail spas, personal care products.

So these are general retail stores, pharmacies, uh apparel, so we're talking clothing stores of all types, from from gift clothing to to formal wear, jewelry, footwear, entertainment, even pets, toys, games, crafts, and hobbies, food at home, so think grocery or specialty foods like a bakery, alcohol at home, so that could be a uh that could be a liquor store, but it could also be takeout from Noctara, uh alcohol away from home, which could that that's another example.

You could consume it on on the premises, that's alcohol away from home, and buy it there and take it home, and then you've hit two different categories.

Meals at full service restaurants, so this excludes fast food.