This Evening’s Presentation Assessment Presentation • Community Input Summary • Downtown Physical Assessment Easley, South Carolina • Downtown Economic Assessment • Emerging Issues Prepared by: Arnett Muldrow and Associates Craig Gaulden & Davis • Questions and Answers Allees Mahan Rykiel Associates October 21, 2003 Assets Assets (Continued) • “Diamond in the rough” • Good customer service in downtown • Tight knit community shops • Safe downtown. • More for your money when buying a • Location, close to Greenville yet still an house independent community. • Joe’s • Community support for Easley High School • Young families restoring old houses in town • Little League World Series Opportunities Challenges and Threats • Old Market Square • 123 By Pass ‐‐ community dividing line • Downtown Business Association • Lack of pedestrian traffic crossing Main Street • Chamber of Commerce & “Images” • Old High School • Educate investors ‐‐ City’s Loan Program • Communication between groups • Church growth and potential involvement • Deteriorating buildings downtown • Tri‐County Technical College • Entertainment for teens and adults • High School, Library, City Property, Better Skills • Parking for residents • Opportunity to bring visitors into • 93 from 123 Split into downtown not good downtown impression 1
Needs and Desires Challenges and Threats Cont’d • Parks and recreation • Railroad • Downtown housing • Traffic and intersection congestion • Community gathering spaces (indoor and • Housing opportunities and variety outdoor) • Loss of library • Incentives and grants • Entertainment options • Stronger partnerships between organizations • Marketing and promotion Desired Uses/Activities Rate Downtown • Restaurants, used bookstore, coffee shop • Fountain • Movies • Community Gathering Spaces • Greater higher education presence • More housing in downtown What Brings You to Downtown? Why Do You Shop Downtown? 2
Why Don’t You Shop Downtown? What shops do you want downtown? Visions and Quotes Support for Downtown Revitalization “I want to have a small, quiet community with positive economic growth and the availability of jobs” “Let’s bring the community into the 21 st Century while preserving the old” “Easley is more than 123!” Current Physical Assessment Physical Enhancements • Image and Identity • Recreation and Public Open Space • Development/Redevelopment Opportunities • Parking and Transportation 3
Image and Identity Image and Identity: Gateways Reinforce downtown’s image and identity and create an attractive and inviting environment for • City‐Wide residents and visitors. • Downtown • Gateways • Districts/Neighborhoods • Streetscapes • Landmarks Image and Identity: Gateways Image and Identity: Gateways Image and Identity: Gateways Image and Identity: Gateways 4
Image and Identity: Gateways Image and Identity: Gateways Image and Identity: Streetscapes Image and Identity: Streetscapes • Commercial Entry Corridors Insert map • Main Street • Other Downtown Streets Image and Identity: Streetscapes Image and Identity: Streetscapes Insert map 5
Image and Identity: Streetscapes Image and Identity: Parking Streetscapes North Main Street Diagonal Parking Railroad Parking Main Street Parking Image and Identity: Image and Identity: Streetscapes Streetscapes Parking North Main Street Parallel Parking Railroad Parking Main Street Street Trees Parking Image and Identity: Streetscapes Image and Identity: Streetscapes 6
Image and Identity: Streetscapes Image and Identity: Streetscapes Image and Identity: Landmarks Image and Identity: Landmarks • Special Places • Civic • Architectural Image and Identity: Landmarks Public Space Enhance existing parks and open spaces, increase the amount of open spaces and create stronger linkages among open spaces. • Regional/City‐Wide Parks • Neighborhood Parks • Public Squares/”Downtown Places” • Greenways 7
Public Space Public Space Public Space: City Wide/Neighborhood Public Space: Downtown Public Space: Downtown Public Space Downtown City City Hall Hall North First Street North First Street New Dev. Ex. Dev. New Dev. North Main Street 8
Public Space: Greenways Public Space: Greenways Parking North Main Street Greenway Railroad Parking Main Street Parking Development/Redevelopment Development/Redevelopment Locate new development and redevelopment so that it completes “gaps” in the city fabric and acts as a catalyst for other investment. • Infill • Mixed‐Use • Housing • Design Guidelines Development/Redevelopment Development/Redevelopment 9
Development/Redevelopment Development/Redevelopment Development/Redevelopment Development/Redevelopment Development/Redevelopment 10
Development/Redevelopment Development/Redevelopment Parking and Transportation Image and Identity: Streetscapes Parking North Main Street Maximize parking availability while balancing Parallel Parking need for improved pedestrian environment. Railroad • On‐Street Parking • Public Parking Behind Buildings Parking • Shared‐Parking Resources Main Street Street Trees • Railroad Crossings Parking Parking and Transportation Zip Code Survey • Survey was held from August 16 through August 23. • 14 Businesses Participated • 1212 Recorded Visits • 105 Unique Zip Codes • 19 Separate States 11
State Comparisons Zip Comparisons Where are they from? Where are they from? The Trade Area Defined 12
Some Preliminary Observations A Glance at the Primary Trade Area • The 2002 population of the PTA is 55,361. • Easley is a highly localized market • This population has increased 27% since 1990. • Very few visitors are coming to downtown from • By 2007 this population will increase by another other places. 7% to 59,275. • Those that do are not browsing the shops. • Per capita income is $22,162 compared with • There is very little difference between shoppers $22,412 for the metro area. coming from 29640 and 29642. (29640 is a • Median household income is $45,352 compared slightly more active market for downtown) with $42,630 for the metro area. • There is also very little difference between • 52.9% of those employed travel over 20 minutes shoppers coming inside and outside the City to work (compared with 44.2% for the metro limits. area) Income Distribution PTA A Glance at the Secondary Trade Area • The 2002 population of the STA is 32,982. • This population has increased 22% since 1990. • By 2007 this population will increase by another 5% to 34,690. • Per capita income is $17,535 compared with $22,412 for the metro area. • Median household income is $36,485 compared with $42,630 for the metro area. Income Distribution STA % Population Change 90 to 00 13
Demographic Conclusions Current Year Trade Area Statistics • PTA Store Sales $408.7 Million • The Easley market is larger than Simpsonville, substantially larger than • PTA Consumers spent $373.6 million Travelers Rest, and slightly smaller than • Primary Trade Area is gaining $35.1 million annually overall Greer. • Yet, in selected categories Easley PTA is • The market continues to grow outpacing LEAKING $80.9 million dollars each year. growth in the metropolitan area but slightly slower than other markets in the area. • STA Store Sales $137.2 Million • STA Consumers spend $197 million • The market is becoming more affluent over time. • Secondary Trade Area is leaking sales in the amount of $59.8 million annually Easley – Retail Leakage Easley – Capture Scenario 1 Easley – Capture Scenario 2 Target Retail Clusters • Apparel • Books • Hobbies • Home Furnishings • Restaurants (finer dining) 14
Concluding Thoughts Concluding Thoughts • New development can create strong links between • This is a 15 year plan for the future of Easley. existing neighborhoods and downtown. • Physical enhancements are not simply beautification • The market for Easley is large, continuing to grow, but should reinforce economic development and becoming more affluent. (The Market mirrors opportunities. the larger market in the Upstate of SC). • Physical improvements will be a combination of • The result: Easley should create opportunities in short‐term “easy fixes” and long‐term capital downtown for a growing diverse market while projects. preserving small town character. • Early visible successes are critical to change the • Substantial market support exists for new retail image of downtown and connect it with the rest of development. the community. • Market trends indicate growing support for downtown residential development (in the greater • Open space is critical for a high quality of life. market and more specifically in Easley) What is next? • The survey of the first phase project “Downtown Crossing” is being completed. • Detailed design based on the concepts presented here tonight will then begin. Question and Answer Period • The market information will be converted into a marketing strategy for downtown. • The plans presented tonight will be refined and enhanced. • Before and after sketches of selected sites downtown will be completed. • A detailed implementation strategy and action plan will be developed. • We will return for a final presentation to the public. Current Physical Assessment 15
Crossing, Alternative 1 Crossing, Alternative 3 Crossing, Alternative 2 16
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