Johnstown Expressway Target Site Proposal Johnstown Economic Development Task Force April 5, 2004.
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Transcript of Johnstown Expressway Target Site Proposal Johnstown Economic Development Task Force April 5, 2004.
![Page 1: Johnstown Expressway Target Site Proposal Johnstown Economic Development Task Force April 5, 2004.](https://reader035.fdocuments.net/reader035/viewer/2022070414/5697bffa1a28abf838cc0712/html5/thumbnails/1.jpg)
Johnstown ExpresswayTarget Site Proposal
Johnstown Economic Development Task Force April 5, 2004
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2Purpose
To propose the Johnstown, PA market as a potential site for Target
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3Agenda
Who are we? Why the Johnstown market? Why this site? Why Target? What’s the proposal?
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4Who are we?
Our team includes all the major economic development and political players in the market… City, state, and federal level representatives
…partnered with Echo Development of Pittsburgh
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5Why Johnstown? Johnstown is the #1 most underserved
secondary market in PA based on population• 78,000 for each mass merchandiser
Sources: 2000 U.S. Census; 1997 U.S. Economic Census; walmart.com, samsclub.com, kmart.com, target.com
Market Mass MerchandisersNAICS: 4521102
Population (000)
Population per store (000)
Johnstown 3 233 78
Lancaster 7 471 67
Allentown 15 638 43
Harrisburg 15 629 42
Reading 9 373 41
Williamsport 3 120 40
York 11 382 35
Altoona 4 129 32
Sharon 4 121 30
Scranton 22 625 28
State College 5 136 27
Erie 11 281 26
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6Why Johnstown? Johnstown is 8th largest secondary market
MSA in PA Population = 233,000
Source: 2000 U.S. Census
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7Why Johnstown? Johnstown’s population is larger than other
secondary PA markets with existing Targets…
Source: U.S. Census Bureau, 2000, target.com
Metros MSA or County Population (if too small to be an MSA)
Johnstown 233 k
Washington 203 k
Butler 174 k
State College 136 k
Stroudsburg 130 k
Altoona 129 k
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8Why Johnstown? Johnstown’s trade area is very large…
All or part of 7 counties Population = 355,000
Sources: Crown American REIT 2000 U.S. Census
%
J o hnstow n
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9Why Johnstown? …but it has little overlap with existing Target
stores due to natural boundaries: mountains Most routes across the mountains are 2-lane highways Market is connected north-south by 4-lane expressway
Sources: Mapquest, 2004
Laurel Mountains Allegheny Mountains
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10Why Johnstown? Johnstown is the #2 most underserved MSA
based on upscale households ($50k+)…• 8,000 for each mass merchandiser
Sources: 2000 U.S. Census; 1997 U.S. Economic Census; walmart.com, samsclub.com, kmart.com, target.com
Market Mass MerchandisersNAICS: 4521102
$50k + Population (000)
Population per store (000)
Lancaster 7 77 11.0
Johnstown 3 23 7.6
Allentown 15 106 7.1
Harrisburg 15 105 7.0
Reading 9 63 7.0
York 11 66 6.0
Williamsport 3 14 4.6
Altoona 4 15 3.7
Scranton 22 79.9 3.6
Sharon 4 14 3.6
State College 5 17 3.5
Erie 11 36 3.3
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11Why Johnstown? …and its upscale ($50k+) demo is growing..
Sources: 1990, 2000 U.S. Census
Key Demos 1990 Census 2000 Census Percent Change
HH Income - Median - $50k + HH
$21,529 9,688
$30,442 22,654
+41% +134%
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12Why Johnstown? …and its $50k population is competitive with
other PA Target secondary markets
Source: U.S. Census Bureau, 2000, target.com
Metros Population $50 k Population
Washington 203 k 82,795
Butler 174 k 75,059
State College 136 k 59,570
Stroudsburg 130 k 56,030
Johnstown 233 k 55,906
Altoona 129 k 47,236
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13Why Johnstown? Johnstown is the #2 most underserved MSA based on college educated individuals
• 7,300 for each mass merchandiser
Sources: 2000 U.S. Census; 1997 U.S. Economic Census; walmart.com, samsclub.com, kmart.com, target.com
Market Mass MerchandisersNAICS: 4521102
BA+ Education Population (000)
Population per store (000)
Lancaster 7 62.0 8.9
Johnstown 3 21.9 7.3
Allentown 15 104.5 7.0
Harrisburg 15 96.6 6.4
State College 5 27.1 5.4
Reading 9 46.0 5.1
York 11 47.6 4.3
Williamsport 3 12.1 4.0
Sharon 4 14.1 3.5
Erie 11 37.6 3.4
Scranton 22 75.5 3.4
Altoona 4 12.3 3.1
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14Why Johnstown? …and its college educated demo is growing…
Sources: 2000, 1990 U.S. Census
Key Demos 1990 Census 2000 Census Percent Change
Education HH - BA - Graduate
10,590 5,982
13,581 7,105
+28% +19%
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15Why Johnstown? … and its college educated population is
competitive with other Target PA markets Only 5% fewer than State College, home to Penn State
Metros Population $50 k Population
College Grad Population
Washington 203 k 82,795 28,340
Butler 174 k 75,059 26,771
State College 136 k 59,570 25,067
Johnstown 233 k 55,906 23,760
Stroudsburg 130 k 56,030 23,577
Altoona 129 k 47,236 13,870
Source: U.S. Census Bureau, 2000
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16Why Johnstown? Johnstown is the #2 most underserved MSA based on professional/managerial positions…
• 8,500 for each mass merchandiser
Sources: 2000 U.S. Census; 1997 U.S. Economic Census; walmart.com, samsclub.com, kmart.com, target.com
Market Mass MerchandisersNAICS: 4521102
Professional/ManagerialPopulation (000)
Population per store (000)
Lancaster 7 66.3 9.5
Johnstown 3 25.6 8.5
Harrisburg 15 100.2 6.7
Allentown 15 96.6 6.4
Reading 9 53.0 5.9
State College 5 26.9 5.4
York 11 55.6 5.1
Altoona 4 14.8 3.7
Sharon 4 14.4 3.6
Scranton 22 78.7 3.6
Erie 11 37.8 3.4
Williamsport 3 4.7 1.6
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17Why Johnstown?
…and its professional/managerial demo is growing
sources: 2000, 1990 U.S. Census
Key Demos 1990 Census 2000 Census Percent Change
Professional/ Managerial HH
18,213 25,616 +41%
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18Why Johnstown? In sum, Johnstown is competitive with other
Target secondary PA markets, and it is: Home to the largest medical community between
Pittsburgh and Harrisburg…
Conemaugh Regional Medical System
(3,000+ employees)
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19Why Johnstown? …Rated by the Milken Institute as one of the
nation’s fastest growing “high tech hotspots” - Home to National Drug Intelligence Center
and 2 high technology complexes
Windber Research Institute
Johnstown High Technology Park
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20Why Johnstown? Host of larger city amenities:
• 3 four- year universities• Sports arena with professional hockey
• New $25MM convention center complex
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21Why this site? The site is the population center of region
• 62% (146k) of the MSA’s population lives within
15 miles/15 minutes
15 miles/ 15 minutes
Site
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22Why this site? The site is a key “choke point” connecting:
• the business/sports/tourist district and…• … its 2 large medical centers…• …with its largest/most upscale neighborhoods
• 15904 and 15905 zip codes• Best $50k+, P/M, College Grad demos in MSA
15905 Zip 15904 Zip
Site
Business/Sports/Tourist District
Major Medical Center #2
Major Medical Center #1
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23Why this site? The site is #4 traffic density spot in the market…
…but the one with best positioned for incentives
Rank Location Volume Available Sites
1 US 219 @ Route 56 W 30,000 Yes, 15 acre greenfield
2 US 219 @ Elton Road 29,000 None; site of new Wal-Mart SuperCenter; Bed Bath & Beyond and Circuit City
3 Scalp Ave @ US 219 28,000 None within close proximity
4 Johnstown Expressway @ Haynes St. 25,000
Yes; 5+ acre brownfield with possible incentives
5 Galleria Drive @ US 219
18,000 Yes, 26 acre Greenfield but major acquisition and/or site preparation issues
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24Why this site?
The site is adjacent to 2 exits of a 4 lane limited access highway (Johnstown Expressway)
Site
Walnut St. Exit
Bedford St.Exit
Johnstown Expressway
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25Why Target? Johnstown fills a gap in Target coverage
2.25 hours/81 miles between existing Targets• Greensburg and Altoona
Source: MapQuest, 2001
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26Why Target? Consumer demand is there for Target
1,000+ residents have signed a petition asking Target to consider Johnstown
Actually, consumer demand is there for any mass merchandiser 5,000 signed a petition to ask K-Mart to stay
• “This store is going to close because the developer is selling the property to our competitor.” - Kmart spokeswoman Michele Jasukaitis
Source: Johnstown Tribune-Democrat, March 15, 2003 and July 15, 2003
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27Why Target? Johnstown is already in a Target TV market
Johnstown-Altoona DMA • 3 of the 4 commercial TV stations in the
DMA are based in Johnstown• All stations provide coverage of Johnstown
plus other existing Targets in Altoona and State College
Source: Nielsen Media Research, 1999
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28What is the proposal? Our plan duplicates a Gaithersburg, MD project
Gaithersburg uses a “main street” approach• 3 acre site• 2 level, 100,000 s.f. Target• Adjacent parking deck
• ~ 600 spaces providing 5 spaces per 1,000 s.f. • Adjacent retail environment
• Small specialty retail • i.e. Bath & Body Works; Barnes & Noble
• Restaurants • i.e. Panera Bread, Ben & Jerry’s Ice Cream
Source: Tony Tomasello, Gaithersburg Economic Development Department
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29What is the proposal?
Gaithersburg site looking toward Target
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30What is the proposal?
Gaithersburg site looking toward parking deck
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31What is the proposal? Our task force offers a 5+ acre site…
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32What is the proposal? …for a development similar to Gaithersburg
- 180k s.f. retail/ 1,271 parking spaces
- large format of the plan below is included in this package
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33What is the proposal?
Our task force would work with you in a public/private partnership to spearhead:
Site acquisition and controlSite clearance Infrastructure upgradesParking deck development
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34What is the proposal?
…leaving Target/its developer to focus on: Build-out for:
• Anchor store • Out parcels
Surface parking