Northeast Ohio Regional Retail Analysis

Executive Summary

Overview

The retail sector is a major focal point of any community. First, it is the most visible land use; its physical configuration and condition are critical in projecting a city’s image. Second, the economic health of a city is often associated with the ability of its business districts to thrive and remain prosperous. Finally, retail stores provide an important part of maintaining the social character of a community by creating a sense of place where residents can satisfy their consumer needs and encounter other neighborhood residents. This so called "marketplace" function is critically important to community vitality.

The dynamic nature of retailing in Northeast Ohio is evidenced by frequent announcements of store closings, new retail construction, and concerns about the impact of both. Although retail development projects are generated by the private sector, public officials are often requested to provide assistance in the form of rezonings, transportation and infrastructure enhancements or financial assistance such as tax abatement.

The changing nature of the retail industry is having profound implications on the land use patterns of Northeast Ohio. Older communities are experiencing under-utilization and vacancies in storefronts along major retail corridors, resulting in loss of local retail services, decreasing tax revenues and urban blight. At the same time, newer suburban and outlying areas continue to encounter retail development which has often led to substantial traffic congestion, the need for costly infrastructure improvements, and degradation of land, air and water quality.

As a result of these concerns, the Cuyahoga County Planning Commission, in conjunction with the Planning Commissions of Geauga, Lake, Lorain, Medina and Portage Counties and the City of Cleveland, has prepared this assessment of Northeast Ohio retail patterns for the region’s metropolitan transportation planning organization, the Northeast Ohio Areawide Coordinating Agency. The study provides the information, analysis and strategies that public officials, private citizens and retail developers can use to enhance the viability of older retail districts, mitigate the effects of new retail development, intelligently manage land development, protect environmental values and maximize the limited public resources available for infrastructure investment.

Specifically, the study examines:

Land Use

Inventories retail establishments, by type and size, in the entire region;
Assesses national retail trends which may impact local communities;
Determines the supply and demand for retail uses by trade area;
Analyzes the impact of new and proposed retail projects with respect to demand; and
Recommends guidelines for municipalities to use for managing retail development issues.

Transportation

Provides information regarding transportation improvements often required for retail development;
Analyzes accessibility to major retail nodes;
Assesses traffic generation and parking demand as a result of retail development; and
Addresses adequacy of public transit routes with respect to existing and proposed retail development.

Tax Base

Examines the economic importance of retail to the tax base of various levels of government;
Compares the economic impacts of retail development to other land uses;
Compares employment generation of retail centers; and
Determines the amount of city services and personnel required as a result of new retail development.

Environment

Projects the amount of build-out if vacant land already zoned for retail was developed;
Quantifies the impacts of auto-dependent retail development on air and water quality;
Examines the amount of stormwater runoff generated by retail development, by watershed; and
Analyzes the impact of retail homogenization trends on community character and appearance.

The study area is comprised of Cuyahoga, Geauga, Lake, Lorain, Medina and Portage Counties. Although Summit County initially indicated an interest in the project, officials ultimately declined to participate. Nevertheless, the northern portion of Summit County was included due to its relevance to the Greater Cleveland retail market.

The major findings of this analysis of the retail sector in Northeast Ohio are covered in the following sections:

Executive Summary

Next >>