Central Entrance - City of Duluth

1.0 Introduction
1.1 SCOPE OF STUDY & PROJECT BACKGROUND
MXD Development Strategists Ltd (Vancouver, Canada) was
commissioned by the City of Duluth in January 2009 to conduct a
Market Study for the Central Entrance – Miller Hill Corridor (the
“Study Area”). This study was conducted over the period February to
March to assist the City in creating an identity for the entire area and
for establishing a priority for land use allocation and development
along it.
This study specifically assesses the supply and demand for retail,
residential, office, hotel land uses along the Study Area, followed by a
land use allocation strategy and fiscal benefits summary.
1.2 REPORT STRUCTURE
MXD Development Strategists Ltd conducted field research in
February 2009 to gain a firm understanding of the existing
competitive and economic conditions in the City of Duluth.
These field investigations specifically examined and documented in
detail the current retail inventory in the City of Duluth, as well as
major office clusters, multi‐family residential developments and
accommodations.
The purpose of this research was to establish a solid foundation for
estimating the potential demand for land uses along the Study Area
and specifically how such land uses could and should be located and
prioritized to ensure well balanced and managed growth in the City.
Accordingly, this study and its recommendations are structured as
follows:
Section 1: Project Scope & Understanding
Section 2: Location Analysis
In order to lay a foundation for subsequent growth forecasts, this
section assesses the recent and current economic performance of
Duluth. Specific areas of examination will include employment, retail
sales, GDP growth etc. An analysis of the Study Area’s local context
and site qualities is also made.
Sections 3: Competitive Supply (Retail, Office, Hotel/Leisure, and
Residential)
This section describes the existing local retail inventory documenting
the major retail nodes in Duluth, focusing on the Study Area. This
assessment also includes an overview of market conditions for office,
hotel accommodations/amenities, and multi‐family residential uses.
Section 4: Demand Analysis (Retail, Office, Hotel/Leisure, and
Residential)
This section examines the regional trade area, including its
demographic profile, and expenditure profiles for retail categories
(excluding automotive sales and service). It also forecasts demand for
office, accommodation and multi‐family residential land uses.
Section 5: Land Use Allocation Analysis
This section contrasts the supply and demand conditions, as well as
the location analysis findings to forecast demand for each major land
use along the Study Area.
Section 6: Districting Strategies
In this section key districts are developed and a prioritization of
development parcels is identified based upon an overall strategy for
the entire corridor, available development parcels, and each parcel’s
inherent site qualities and neighboring land uses.
An order‐of‐magnitude estimate of the potential economic benefits
that could result from the District Strategy & Land Use Allocation is
included.
Section 7: Place‐Making Strategies
To complete the study, a brief illustration is made of how both Miller
Hill and Central Entrance could develop a greater identity in the near‐
term through specific design and streetscape enhancements.
Land Use Allocation & Districting Strategy
2