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A GUIDE TO RETAIL IMPACT STUDIES <br />TABLE OF CONTENTS <br />INTRODUCTION .......................................................................................................................2 <br />The Purpose of this Guidebook ..............................................................................................2 <br />Steps in the Process ...............................................................................................................3 <br />What Follows in this Guide .....................................................................................................5 <br />1. ANALYSIS OF THE PROPOSED RETAIL STORE ..............................................................6 <br />Identifying the Lines of Goods to be Offered by the Proposed Retailer ...................................6 <br />Forecasting Sales by Line of Goods in the Proposed Store ....................................................7 <br />Estimating Jobs and Wages at the Proposed Store ................................................................8 <br />2. ANALYSIS OF EXISTING RETAIL ACTIVITY IN THE REGION ...........................................9 <br />Determining the Market Area ..................................................................................................9 <br />Comparing Demand with Actual Retail Sales in the Market Area by Line of Goods ...............11 <br />A Note on Data Sources ........................................................................................................13 <br />Quantifying Retail Employment and Wages in the Region .....................................................13 <br />Developing a More Detailed Understanding of the Region's Retail Activity ............................14 <br />3. FORECAST OF MARKET CHANGES .................................................................................15 <br />Forecasting Changes in Retail Sales in the Market Area .......................................................15 <br />Presenting the Forecast in Probable Ranges .........................................................................16 <br />4. ECONOMIC AND FISCAL IMPACT ANALYSIS .................................................................19 <br />Forecasting Changes in Retail Employment and Wages .......................................................19 <br />Forecasting Impacts on Municipal Finances ..........................................................................21 <br />Sales Tax Revenue ............................................................................................................21 <br />Property Tax Revenue .......................................................................................................21 <br />Public Infrastructure and Services ......................................................................................22 <br />Other Municipal Costs and Benefits ...................................................................................22 <br />Forecasting Additional Impacts ..............................................................................................23 <br />Supply of Retail Space and Downtown Vitality ...................................................................23 <br />Comprehensive Plan Compatibility ....................................................................................24 <br />Revenue Retained and Reinvested in the Region ..............................................................24 <br />General Environmental Impacts .........................................................................................25 <br />PRESENTATION OF FINDINGS TO THE COMMUNITY..........................................................26 <br />APPENDIX A: LARGE-SCALE RETAIL FORMATS ................................................................27 <br />1 <br /> <br />