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Lynden Retail Market Analysis

Feb 14, 2017

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Page 1: Lynden Retail Market Analysis
Page 2: Lynden Retail Market Analysis

RETAIL MARKET ANALYSIS CITY OF LYNDEN

PREPARED FOR: CITY OF LYNDEN AMY HARKSELL PLANNING DIRECTOR CITY OF LYNDEN 323 FRONT STREET LYNDEN, WASHINGTON 98264

PREPARED BY: PITNEY BOWES MAPINFO 24 FRANK LLOYD WRIGHT DRIVE SUITE #1700, LOBBY H ANN ARBOR, MICHIGAN 48106 (734) 930-4700

FUNDED IN PART BY THE PORT OF BELLINGHAM

AUGUST 2008 PB #B7280001 (JK)

Page 3: Lynden Retail Market Analysis

RETAIL MARKET ANALYSIS CITY OF LYNDEN

PAGE I. EXECUTIVE SUMMARY...................................................................................1 II. BACKGROUND AND METHODOLOGY...........................................................5 III. LOCATIONAL CHARACTERISTICS ................................................................9 IV. TRADE AREAS...............................................................................................23 V. CONCLUSIONS..............................................................................................27 APPENDICES

A Scenario Comparison for Lynden, Washington B Local Trade Area (LTA) Map C Regional Trade Area (RTA) Map D Summary Demographic Benchmark Report (Local Trade Area) E Socioeconomic Benchmark Report (Local Trade Area) F Summary Demographic Benchmark Report (Regional Trade Area) G Socioeconomic Benchmark Report (Regional Trade Area) H Population and Demographic Characteristic Maps I Potential Additional Tenant List

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Retail Market Analysis Lynden, Washington

Page 1

I. EXECUTIVE SUMMARY

The city of Lynden is located in the northwestern corner of Washington state, approximately

12 miles north of Bellingham, Washington and 8 miles south of Aldergrove, British Columbia.

This community offers its residents small-town appeal and strong regional access within

Whatcom County (provided by Guide Meridian Road – a major corridor between Canada and

Bellingham). Further benefiting the city is its Dutch-inspired heritage, which makes it a regional

tourist destination. Lynden, therefore, has the potential to capture sales dollars that would

otherwise be spent elsewhere: it is in a position to serve the retail needs of its own residents

and the residents of the surrounding communities (i.e., Sumas, Nooksack, and Everson).

Because Lynden is both a tourist destination and regional hub within Whatcom County, it has

the opportunity to attract consumers for non-retail reasons (e.g., banking, visiting a library,

attending cultural events). Though Lynden has a comparatively vibrant downtown,

Pitney Bowes MapInfo finds that the downtown area is still underutilized, and that the city can

do more to capitalize on its strengths to drive retail traffic. With improved marketing, an

alteration to the current hours of operation (primarily the tendency to be closed on Sundays),

and better signage, Lynden has the potential to increase the number of retail dollars that are

captured within the city.

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Retail Market Analysis Lynden, Washington

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The primary purpose of this analysis is to determine the amount of retail space that Lynden can

support both now and in five years. Most of the retail demand for the community will likely occur

either within the city limits or just outside of them. Currently, there are four retail districts within

the city: the downtown area, Fairway Center, Bender Plaza, and the Guide Meridian/Birch Bay-

Lynden Road intersection. The goals of this analysis are: to evaluate the retail needs and

preferences of trade area residents; and to provide a quantitative analysis of actual retail

supportability in Lynden that can be used to develop a strategy for retail recruitment and

retention.

Lynden has numerous advantages for retail development, including land availability, north/south

regional and national accessibility, and strongly positive demographic characteristics (i.e., per

capita income, medium household income, percentage of owner-occupied homes, and

population and household growth rates – all above the state average). Furthermore, Lynden city

officials and residents are willing to maintain and encourage retail growth and development

within the city.

Several factors bolster Lynden’s retail attractiveness, but there are also challenges to retail

development in this market. One of the most significant is its size: most national-chain retailers

do not locate in cities with population levels that are similar to Lynden’s. Compounding this

issue is Lynden’s proximity to Bellingham, which is the primary retail destination in northwestern

Washington and which serves as the major retail hub between metropolitan Seattle and

Vancouver, British Columbia.

During the course of our fieldwork and data collection, several local residents and business

owners were interviewed and asked what, in their opinion, is needed in Lynden. These informal

surveys indicated that the most sought-after retail type is apparel (women’s, men’s, children’s,

and shoes). The leakage to surrounding communities – specifically Bellingham – is

considerable. Lynden has the opportunity to capture more of the retail sales potential from its

own residents by adding apparel shopping opportunities where feasible.

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Pitney Bowes MapInfo has prepared estimates on the amount of additional new retail square

footage that Lynden can support. These estimates are broken down into three forecasts:

• 2008 Status Quo – an estimate based on the existing retail and economic conditions

in 2008

• 2013 Conservative – a 2013 estimate that assumes that the existing conditions

trend out normally over the next five years

• 2013 Aggressive – an estimate that assumes an improving retail climate from the

addition of new retailers (who would create retail synergy) and/or an improved retail

environment based on new programs or initiatives implemented by the city

The following table shows the additional supportable square footage for Lynden retail:

Additional Supportable Square Footage in Lynden

Category

2008 Status Quo

2013 Conservative

2013 Aggressive

Apparel Women’s Apparel Store 7,700 9,250 10,500 Men’s Apparel Store 6,000 7,500 8,500 Children’s/Teen’s Apparel Store 2,000 2,500 3,000 Shoe Store 3,000 4,000 5,500 Jewelry Store 500 750 1,000 Sub-Total for Apparel 19,200 24,000 28,500 Appliance/Electronics Store 2,500 3,000 3,600 Automotive Parts/Repair Shop 1,800 2,500 4,000 Book/Music Store 500 750 1,250 Computer/Software Store 1,200 1,500 2,000 Pharmacy/Drug Store 4,000 5,000 6,000 Nursery/Garden Center 2,800 4,000 6,000 Home Furnishings Store 10,500 12,750 15,000 Liquor Store 650 850 1,000 Pet/Pet Supplies Store 5,600 6,750 7,500 Sporting Goods Store 2,800 3,250 4,000 Toy/Hobby Store 1,100 1,500 2,200 Total Additional Supportable Square-Footage 52,650 65,850 81,050

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It is not recommended that all of this additional square footage be provided by new competition

into the market; rather, there are certain categories in which it would be more prudent to have

existing retailers expand their stores and/or merchandise lines. (For example, downtown’s

Katz Coffee & Used Books could expand its bookstore.) Recommendations will be given in

greater detail in Section V, Conclusions.

While Lynden’s demographic characteristics, housing and population growth, and favorable

retail climate will attract additional retail development, the city must also proactively work to

retain businesses. This effort may include assisting businesses with marketing and community

promotions, encouraging strong building-maintenance programs (providing monetary assistance

when appropriate), and continuing infrastructure improvements to enhance and beautify the

existing retail districts. Additionally, a concerted effort must be made to educate residents on the

city’s wide variety of quality retail offerings and on the importance of shopping where one lives.

Anecdotally, many residents we spoke to mentioned that one cannot buy socks or underwear in

Lynden; in actuality, The Dresser Drawer has a decent selection of both.

The city of Lynden, as well as other retail stakeholders (as defined in Section V, Conclusions),

will need to work to create promotional campaigns, beautify the retail areas, and assist the

retailers in attracting both local and visitor dollars.

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II. BACKGROUND AND METHODOLOGY

Background Pitney Bowes MapInfo was commissioned by the city of Lynden to develop a strategic plan for

the recruitment and retention of retail within the city. Pitney Bowes MapInfo assessed the city

and its surrounding market area in order to determine what, if any, new retail development

would be supportable and what steps the city needs to take to make its retail (both new and

extant) more viable.

The following specific issues were addressed as part of this study:

• Is additional retail development within Lynden viable?

• To whom would this retail appeal?

• What type of retail should be attracted? In particular, should the proposed retail

component have a neighborhood, specialty, or regional appeal, or a mix?

• What types of retail are supportable and where in the city should they locate?

The results of this analysis are based upon the following assumptions:

• Housing and population growth will occur as projected herein.

• No new retail or commercial development will occur unless mentioned in this report.

• Infrastructure changes will be made to the relevant access routes in order to ensure

ease of access and improved mobility throughout the study area.

• The retail establishments will operate in a manner consistent with successful retailing,

including remaining open during hours that are convenient to potential customers,

maintaining clean facilities and streetscaping, and applying visual merchandising.

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While Pitney Bowes MapInfo evaluated several different retail categories in this market analysis,

certain types of retail were not addressed as part of this study. These include, but are not limited

to, service retail (e.g., banks, financial planners, drycleaners), hotels and motels, and

automobile dealerships. These retail types follow different site-location strategies and were

beyond the scope of our analysis.

Methodology In March 2008, a detailed field evaluation of retail in the study area and major shopping centers

in and surrounding the defined trade areas was conducted in an effort to address the above

issues. During this evaluation, Pitney Bowes MapInfo thoroughly drove throughout the market,

visiting and evaluating the major existing and planned retail concentrations.

We then defined Lynden’s trade areas based on the field evaluation and on information

provided by the client. Population and demographic characteristics were collected by census

tract and were updated based on Pitney Bowes MapInfo demographic data1 and on information

gathered from various local sources. This study assumes that all local data are accurate and

reliable.

Finally, based on the population and demographic characteristics of the trade area, known

existing retail competition, and traffic and retail gravitational patterns, we developed our

quantitative assessment for the retail in Lynden. To determine which retail categories are

under-represented, this assessment incorporated the existing square footages for a variety of

retail categories, the expenditure potential for each retail category, and the growth of the area.

The expenditure potential refers to the total dollar amount that is expected to be available for

each retail category (as published by the U.S. Census Bureau; supplemented by data from

Pitney Bowes MapInfo2). For any given retail category, expenditure potential will not increase as

more competitors are introduced into a market; rather, the market share for each unit will be

1 Pitney Bowes MapInfo demographic, psychographic, and business data are updated annually by Pitney Bowes MapInfo demographers. All primary source data originate from U.S. Census data but are augmented with other data sources (e.g., housing statistics, post office data, consumer spending documents, financial transactions, media purchases) and are grown out to provide an accurate current-year forecast and five-year projection.

2 Pitney Bowes MapInfo demographic, psychographic, and business data are updated annually by Pitney Bowes MapInfo demographers. All primary source data originate from U.S. Census data but are augmented with other data sources (e.g., housing statistics, post office data, consumer spending documents, financial transactions, media purchases) and are grown out to provide an accurate current-year forecast and five-year projection.

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redistributed. Expenditure potential increases as population and household income levels grow.

By calculating the proportion of the area’s expenditure potential that is already accounted for by

existing and planned retail, the retail categories that have sufficient potential remaining can be

determined. This methodology assumes that there is no “over-storing” in a market; in other

words, each retail category will approach the limit of its expenditure potential but will not go

beyond it.

When calculating trade area retail expenditure potential, it is assumed that there are always

some sales that originate from beyond the trade area boundaries. The number of sales

generated from beyond the trade area will vary between retail categories and is dependent on

the drawing power of the retailer. Neighborhood- and convenience-based retail will have a

greater proportion of its sales coming from within the trade area than will a larger-format

operator that is capable of drawing customers from farther away. Furthermore, beyond sales

potential will also vary based on the community’s visitor draw and levels of seasonal population.

Ultimately, the retail potential of any category is dependent upon how much of the overall sales

potential an operator in Lynden could be expected to capture, which, in turn, is dependent upon

the existence and proximity of competition.

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Retail Market Analysis Lynden, Washington

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III. LOCATIONAL CHARACTERISTICS

This section includes a description of the existing locational characteristics of Lynden. It begins

with a detailed list of the existing demographic and psychographic characteristics of the city and

surrounding area, and is followed by an overview of the area’s accessibility and a description of

the existing retail environment. This section concludes with an examination of the existing

competitive forces that surround Lynden and their effect on retail viability.

Demographic Characteristics Several factors contribute to the overall viability of retail within Lynden. Elements like

demographic characteristics, shopping patterns, and history have significant roles in defining the

retail environment. Of these elements, housing and demographic characteristics are the most

important and are most commonly noted by national retail operators.

The table below displays a comparison of selected characteristics that are most commonly used

by retailers to compare specific cities and regions. Demographic and population figures have

been included for: Lynden’s local and regional trade areas (outlined in Section IV, Trade Areas);

the jurisdictional boundaries of Lynden, Blaine, Birch Bay, Ferndale, and Bellingham;

Whatcom County; the state of Washington; and the United States.

As indicated in the table below, Lynden has the highest medium household income of the

selected cities, and its population count is second only to Bellingham’s. Additionally, Lynden has

experienced a strong, 3.5% annual growth rate for the last five years (2002-2007)3. The median

age is higher because an older population is purchasing many of those new homes and condos

that are associated with the Homestead Farms Golf Resort. These retired or soon-to-be-retired

households, with high levels of home ownership and fewer family financial obligations, often have

the benefit of larger levels of disposable income. This population is currently a relatively stable

one, but as it ages, disposable income levels will decrease.

3 Source: The Whatcom Council of Governments

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Source: Pitney Bowes MapInfo data (2007), *Whatcom Council of Governments

PSYTE Cluster (Lifestyle) Data Lifestyle characteristics are a valuable source of information for projecting consumer spending

habits and patterns on a block-group level. PSYTE Advantage4, a proprietary system of

Pitney Bowes MapInfo, gathers data based on consumer expenditures and then determines the

similarities between relevant demographic and socioeconomic characteristics and what people

are buying. This methodology provides more in-depth measurement than the study of

demographic characteristic data alone. For example, a $40,000 income in Lynden will provide a

different lifestyle than a $40,000 income in Seattle or Spokane will. Further, two people with

similar incomes who both reside in Lynden may choose different neighborhoods based on their

preferences. The premise here is that people tend to reside in neighborhoods with others whom

they believe are similar to them (“clusters”).

By understanding these clusters and their effects, generalizations about people’s buying habits

can be developed, thus enabling retailers to target areas that will contain their best customers.

PSYTE segments have been developed on national and regional bases, and while one

community may include several different clusters, there is no single cluster that is specific to a

4 PSYTE Advantage clustering is a Pitney Bowes MapInfo product that sorts every neighborhood in the United States

into 72 mutually exclusive categories, called “clusters.” Descriptive names and capsule summaries capture each cluster’s distinct demographic characteristics and neighborhood flavor.

Geography

2007 Population

2007

Per Capita Income

2007 Medium

Household Income

2000 % Owner- Occupied Housing

2007

Median Age

Trade Areas Lynden LTA 17,650 $23,409 $50,118 67% 36.2

Lynden RTA 47,420 $24,342 $48,069 58% 37.4 City (Jurisdictional Boundary) Lynden 11,150* $25,638 $48,237 67% 38.5

Blaine 4,650* $23,668 $41,594 54% 39.0

Birch Bay 5,852 $28,809 $45,313 79% 44.3

Ferndale 10,540* $21,289 $41,502 66% 33.2

Bellingham 75,220* $23,218 $36,288 48% 31.5

Other Regions Whatcom County 188,300* $24,287 $43,508 63% 35.4

Washington 6,488,000* $27,910 $49,793 65% 36.7

United States 302,000,000 $27,000 $45,800 67% 36.6

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single neighborhood or community. In order to describe similar groups of people, these

descriptions are, by necessity, stereotypical and do not specifically describe Lynden’s residents.

Based on the Pitney Bowes MapInfo PSYTE Advantage neighborhood clustering database, the

predominant lifestyle segmentation group in the Lynden local trade area (LTA) is

Family Acres (54%), followed by Cruisin’ Couples (18%), Retirement Horizons (14%),

Exurban Refuge (10%), and Outback U.S.A. (4%). Descriptions of these clusters are as follows:

Family Acres – Once upon a time, the land was cheap and

kids were cheaper by the dozen. The rural families in this

cluster live in larger, older homes — nearly 80% in

owner-occupied homes that were built in the 60s, 70s, and

80s. Most householders finished high school, and nearly 20%

of women took some college courses. A high proportion (96%)

is white, non-Hispanic. Householders aged 45 to 64 predominate, as younger families have

most likely left for greener pastures. Family income is an average $61,000, derived primarily

from manual occupations and some farming.

Cruisin’ Couples – Pre-retirement and newly retired couples

can look forward to the next twenty years, thanks to better

health and health care. However, this cluster’s incomes are

bimodal: some have adequate finances while others will have

more of a struggle. Most will try to make the best of it with their

average family incomes of $79,000, but much of that is

discretionary in a cluster with the second-highest index for home-ownership without a mortgage.

They also index high on income from interest-bearing accounts and dividends from investments.

Ethnicity is more than 90% white, non-Hispanic.

Retirement Horizons – Here are the Baby Boomers who are

contemplating retirement — or perhaps not, depending on their

financial resources. The older skew in this cluster takes off

around age 55. These married, empty-nest couples are

college-educated dual-earners who are looking forward to

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retirement, seeing as many of their neighbors are already kicking back and scaling down their

spending. With a 70:30 owner-to-renter ratio, many of these couples are beginning to cut their

expenses for the long term. Over 90% are white, non-Hispanic. Mean family income is $74,000.

True to form, boomers are likely to set new retirement lifestyle trends. Maybe they will just fade

away (but don’t bet on it).

Exurban Refuge – This "beyond suburbia" cluster represents

older, non-family households beyond the towns that ring the

suburban fringe. Their 65:35 owner-to-renter ratio indicates a

substantial retirement segment that is contentedly aging in

place. Fully 98% are native U.S. citizens and white, non-

Hispanic. Their $32,000, below-average income is likely the

main reason that they don't move to Florida or Arizona in the winter, though they may just be

content right where they are.

Outback U.S.A. – Sometimes the most affordable housing is

found in rural areas of America. Young families with and

without children, as well as singles, head for Outback U.S.A.,

which may be near a metro area, but is more characteristically

in areas that range from rural to wilderness. Primarily high-

school educated with some college, members of this cluster

typically work with their hands and earn a moderate, $47,000 average household income. Over

80% are white, non-Hispanic.

Access Retailing in Lynden benefits from the good north/south regional accessibility that is provided by

Guide Meridian Road (State Highway 539). With a U.S. point-of-entry located where

Guide Meridian Road meets the U.S.-Canadian border (approximately 4 miles north), this road

also serves as a major route for Canadians who are heading south to Bellingham.

Guide Meridian Road, which is a two-lane highway that connects to I-5 (approximately 12 miles

south, near the Bellis Fair Mall in Bellingham) and to the Trans-Canada Highway (approximately

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11 miles north), has an average daily traffic count of 16,000 (south of Front Street)5. It is in the

process of being widened to a four-lane, divided highway; construction is expected to be

completed in 2009.

Lynden also has good east-west access, albeit not as strong as its north-south access. Badger

Road (State Highway 546), a two-lane highway that runs from Blaine to just south of Sumas,

has an average daily traffic count of 9,100 at its intersection with Guide Meridian Road6. South

of Badger Road is Birch Bay-Lynden Road, a two-lane highway that connects Lynden (at Guide

Meridian Road) to Birch Bay (at I-5), approximately 8 miles to the west.

Within the city itself, Lynden has a well-established road network and a gridded downtown. The

streets of Lynden have been well maintained, with recent reconfigurations along Main Street to

improve safety and flow. Access to downtown is provided by Front Street from the west

(average daily traffic count of 10,0007) and Grover Street/Vinup Road to the east. Both streets

connect directly to larger regional roads, providing good access between downtown Lynden and

outside communities. With these primary access routes, the city of Lynden is in a position to

serve the retail needs of not only its own residents, but also residents of the surrounding

communities – especially Sumas, Nooksack, and Everson. Moreover, with its nearby access to

a U.S.-Canada border point, Lynden can capture customers traveling into the United States.

Existing Retail Environment Overall, within the Lynden LTA (as defined in Section IV, Trade Areas), there are approximately

770,000 square feet of occupied retail space. This includes all the existing retail within and just

beyond the city. In the regional trade area (RTA), this number increases to 1,034,000 square

feet. The RTA extends west to Birch Bay and Blaine, and east to Sumas and Everson.

5 Source: State of Washington Department of Transportation, Annual Traffic Report 2006. 6 Idem. 7 Source: Whatcom Council of Governments, Traffic Data, 2007.

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Pitney Bowes MapInfo has defined five distinct retail districts in Lynden and has assigned a

descriptive name for each (to be used throughout this report). While these retail districts do not

account for all retail locations within the city, they are the main areas that warrant discussion.

• Downtown Lynden – This retail district incorporates retailers in and adjacent to

Lynden’s downtown area.

• Fairway Center – This district refers to those retailers within the Fairway Center on

Front Street, between 17th Street and 18th Street.

• Bender Plaza – This district refers to those retailers within the Bender Plaza, located

at the intersection of East Badger Road and Bender Road.

• The Guide – This district refers to retail around the intersection of Guide Meridian Road

and Birch Bay-Lynden Road and incorporates Lynden Towne Plaza and

Market Place at Lynden.

• Cost Cutter Redevelopment (Future Lynden Market Square) – Beyond the

existing (above) retail nodes, there are plans to redevelop the former Cost Cutter

grocery store on Front Street. The new development will be mixed-use and will

include a retail component.

Downtown Lynden Downtown Lynden incorporates the retail located between 7th Street to the west, 1st Street to

the east, Judson Street Alley to the south, and Main Street to the north. This retail district also

includes retailers within a quarter mile along Depot Road. Downtown Lynden is populated with a

variety of locally owned stores, including Dutch Mother’s Bakery, Carol’s Hallmark,

Colony House Furniture, Lynden Chocolate & Candy Shoppe, More Than Antiques, and

Lynden Dutch Bakery.

The downtown district is a pedestrian-friendly retail area. During our field visit, cars were

consistently parked along Front Street, their drivers using the sidewalks, despite the damp and

chilly weather. The parking availability – both in front of businesses and in free parking lots –

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encouraged people to shop downtown instead of at the larger retailers with their acres of

parking lots to cross. Business owners and employees, who consistently parked in the

alleyways behind the stores and in other, employee-designated areas, helped to free up parking

space for potential customers.

When compared to many other similarly sized communities’ downtown areas, Downtown

Lynden is a rather vibrant district, well-shopped by residents and visitors alike. This district,

while having a few vacancies, retains a good overall level of occupancy. The majority of

downtown storefronts are attractive and well maintained; this attractiveness is further bolstered

by the architectural features which carry forward the Dutch-inspired theme. The most notable

Downtown Lynden building is the Dutch Village Inn, with its large windmill. The associated

Dutch Village Mall emulates a Dutch streetscape, complete with canal. The former

Delft Square Mall was a unique and attractive building, the loss of which occurred between our

field evaluation and this report. Its loss is significant to the downtown retail district and to the city

in general. The building’s renovation from a department store into a mall had allowed for a mix

of retail and commercial services and had included The Loft restaurant, overlooking Front Street.

The former Delft Square Mall

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While the general impression of downtown Lynden is good, there are a few issues that require

some attention. Most notably is the storefront appearance of some retailers. Many businesses

have a well-maintained and welcoming appearance, but there are a few with peeling paint and

worn-out signs that detract from the district’s overall appearance. This and other issues will be

further discussed in Section V, Conclusions.

Fairway Center Located along Front Street, between 17th Street and 18th Street, this plaza has several national

and local retailers. National retailers include True Value Hardware, Ace Hardware, RadioShack,

and Little Caesar’s. Local operators include Fairway Drug, Woods Coffee, and

Dave’s Sportsworld. The nicely renovated Fairway Center is in an ideal place to take advantage

of traffic traveling towards downtown from Guide Meridian Road, as Front Street is the easiest

and most direct route.

Fairway Center

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While the exterior of the Fairway Center is attractive and well maintained, it lacks lighting for the

building-mounted store signs, making it difficult to see store names when driving past after dark.

Looking down Front Street from 6th Street

Bender Plaza Bender Plaza, which is located at the intersection of East Badger Road and Bender Road (near

the Homestead Farms Golf Resort) has several restaurants, service retailers, and a gas station

with a convenience store. Most of Lynden’s recent residential growth has occurred near this

plaza. This convenience-oriented retail center, with its current mix of establishments and its

proximity to residential growth, is well positioned to serve residents living in the northeast

portion of Lynden and throughout the entire community.

Bender Plaza

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The Guide This area, at the intersection of Guide Meridian Road and Birch Bay-Lynden Road, incorporates

the Market Place at Lynden (anchored by Safeway), the Lynden Towne Plaza (anchored by

Food Pavilion), and several smaller retailers who are located in the immediate vicinity. Most

visitors to Lynden arrive by Guide Meridian Road, where they are greeted by this retail

concentration.

Marketplace at Lynden

Beyond the two grocery-anchored community shopping centers, this retail district is home to several

quick-service restaurants (Subway, Starbucks, McDonald’s, Dairy Queen, Milt’s Pizza Place)

and service retailers (e.g., banks, hair salons). Additionally, Rite Aid recently relocated from its

in-line store in the Lynden Towne Plaza to an out-parcel store with a drive-thru pharmacy.

Lynden Towne Plaza

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The Guide has a traditional, suburban feel, catering to consumers who prefer to drive to their

shopping destinations. These centers benefit from retail synergy and strong, convenient

regional accessibility. While the retail in this district is well maintained and architecturally

pleasant, this district does lack a sense of place: The Guide is no different from those retail

districts that are found in other similarly sized communities across the country.

Cost Cutter Redevelopment (Future Lynden Market Square) This redevelopment has been proposed as a mix of retail, service, office, food service, light

industrial, storage, and residential space. With approximately 40,000 square feet of retail

planned for this development, a significant portion of the identified supportable square footage

could be located here. Like the Fairway Center, a development here would benefit from strong

local accessibility along Front Street and a location between The Guide and Downtown Lynden

retail districts.

Retail Competition One of the greatest challenges for retail development in Lynden is the strong retail competition

from other communities.

Bellingham

Currently, Lynden’s retail sales leakage to Bellingham is considerable. Most national chain retail

stores that serve the northwestern Washington market are located within Bellingham – a major

retail node. The Bellis Fair Mall alone encompasses 772,400 square feet of retail space, which

is more retail square footage than Lynden’s entire LTA currently occupies.

Bellis Fair Mall and several of Bellingham’s other large shopping nodes (primarily along a 1-mile

stretch of Guide Meridian Road) draw retail sales out of Lynden. These competitive influences

hinder Lynden’s retail sales potential on multiple levels. The next several paragraphs will

provide brief descriptions and competitive highlights of these retail nodes. In addition to the

centers listed below are several out-parcel buildings and smaller plazas that house retailers like

Walmart, Olive Garden, and Schucks Auto Supply.

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Bellingham’s competitive retail nodes include:

• Bellis Fair Mall – This regional mall is anchored by J.C. Penney, Sears, Kohl’s,

Macy’s, and Target. It serves as a primary source of competition for Lynden’s

retailers. Located approximately 11 miles south of Lynden, along Guide Meridian Road,

this mall has good regional access via I-5. Additionally, it is positioned along the

main route used by commuters between Bellingham and Lynden.

The Bellis Fair Mall

• Meridian Village – This center is across the road from the Bellis Fair Mall. Retail

tenants include The Home Depot, Circuit City, Linens ‘n Things, Ross Dress for Less,

Boater’s World, Rite Aid, Joe’s Sports Outdoor & More, and several smaller retailers.

• Cordata Centre – This shopping center is proximate to the Bellis Fair Mall. It is

anchored by Bed Bath & Beyond, Best Buy, Costco, Office Depot, T.J. Maxx, and

several smaller retail outlets.

• Sunset Square – This is another area within Bellingham that provides Lynden

retailers with strong competition. Sunset Square is located at the intersection of I-5

and Sunset Drive. This center and its surrounding area represent the second-largest

concentration of national, large-format retailers within Bellingham. It is anchored by

Big Kmart, Cost Cutter Foods, Jo-Ann Fabric and Crafts, OfficeMax, Rite Aid, and

Sunset Cinemas; and has many smaller retailers (e.g., restaurants, service retailers,

furniture stores). An adjacent Lowe’s increases the area’s retail synergy.

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• Fred Meyer – This store is beyond Sunset Square, at the Bakerview Road and I-5

intersection, approximately 15-20 minutes from Lynden.

• Downtown Bellingham – Like Downtown Lynden, this district is well maintained

and offers consumers several unique shopping and dining opportunities.

Ferndale

Approximately 9 miles southwest of Lynden, the city of Ferndale represents a significant source

of competition. Ferndale retailers benefit from direct access with I-5; however, this city lacks the

small-town appeal and attractive qualities that Lynden enjoys. The most notable shopping

center here is the Ferndale Shops plaza, anchored by a Haggen supermarket. This center

includes Hollywood Video, Walgreens, and Quizno’s. Although there are two grocery stores

within Lynden, during our qualitative analysis, residents indicated that they often travel to

Ferndale in order to shop at Haggen, and that they consequently do additional shopping while

there. Beyond Ferndale Shops is an older community center, anchored by Cost Cutter, with

NAPA Auto Parts, Bob’s Burgers & Brews, and Denny’s. Downtown Ferndale has a variety of

shops and restaurants that also lack the charm and appeal of Lynden’s.

Downtown Ferndale

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Birch Bay

Primarily a small-town vacation destination, Birch Bay is home to Birch Bay Square – a lifestyle

outlet center that is currently undergoing renovations. Existing tenants include (but are not

limited to) Van Heusen, Vitamin World, Bob’s Burgers & Brews, Shoe Pavilion, and Bass Outlet.

With good visibility and access from I-5, this plaza, once completed, will be an attractive shopping

destination. Beyond Birch Bay Square, the community is home to the well-known candy store,

The C. Shop, which is one of the main competitors to Lynden Chocolate & Candy Shoppe.

Blaine

This community, while not providing as significant a competitive influence as Bellingham or

Ferndale, does have an influence worth mentioning. The largest notable national retailer in this

community is Cost Cutter, but there are several smaller retailers in downtown Blaine that

compete with Lynden for tourist dollars. Blaine’s position on I-5 at the U.S.-Canada border

makes it an ideal location to intercept tourist dollars.

Everson

Of the small communities east of Lynden, Everson provides the most retail competition. This

community provides its residents with several basic goods and services, including grocery

(Everson Market) and limited retail and dining options. Many of the residents of Everson, as well

as those of Nooksack and Sumas, travel to Lynden for the purpose of shopping; however,

Everson’s retailers do provide Lynden with a limited level of competition; for this reason,

Everson has been excluded from Lynden’s LTA.

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IV. TRADE AREAS

The trade areas for Lynden were derived by evaluating a variety of factors, including

accessibility, existing and planned competition, physical and psychological barriers, and the

overall drawing power of the area. To measure competition, Pitney Bowes MapInfo conducted a

field evaluation of the market. During this evaluation, we drove through the market thoroughly,

visiting and evaluating the major existing and planned retail concentrations in order to develop

first-hand knowledge of them.

A complete inventory was made of all retail establishments in Lynden. Additionally, a detailed

inventory was conducted in the peripheral communities. Major retail nodes beyond those

peripheral communities (e.g., Bellis Fair Mall, Birch Bay Square) were also recorded. These

inventories were used to determine the level of retail competition, as well as those geographic

break points at which customers were still more likely to shop in Lynden instead of other retail

areas. This information was used to define the custom boundaries of the Lynden trade areas.

Based on the factors outlined above, two trade areas have been defined. The local trade area

(LTA) refers to that area from which convenience-based retail offerings in the community

(e.g., Rite Aid, Dairy Queen, Chevron) will draw approximately 75% of their business. This area

includes a population base that will typically shop the area on a weekly basis, making it a

primary shopping destination.

The regional trade area (RTA) represents the area from which the more regional retailers

(e.g., Wal-Mart, Bed Bath & Beyond, The Home Depot) will draw approximately 70% to 75% of

their business. Moreover, the RTA represents the area from which convenience-based retailers

will draw an additional 10% of their customer base. This includes residents who live in the RTA

but not within the LTA. These are residents who shop Lynden frequently (between one and

three times a month), but not as their primary shopping destination.

Pitney Bowes MapInfo recognizes the unique product offerings and tourist appeal resulting from

Lynden’s Dutch-inspired heritage; therefore, the anticipated capture rates of the trade areas

have been adjusted to assume greater sales from outside the defined trade areas. These

adjusted retail sales will originate either from customers beyond the defined trade area, who will

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patronize Lynden’s retail establishments only every couple of months, or from tourists, who may

shop here only once every few years.

Local Trade Area (LTA)

The map above depicts the local trade area (LTA). The green line represents the LTA boundary. The broken circles represent 1- and 3-mile rings (for spatial referencing purposes only).

Because of Lynden’s size and the distance between communities in this region of Washington,

the LTA incorporates only the city of Lynden and a small, surrounding area. The existing retail

nodes within Lynden are primarily oriented toward the western side of the city, taking advantage

of the comparatively strong regionality of Guide Meridian Road. While residents of the smaller

communities to the east (Sumas, Nooksack, and Everson) will be primarily oriented to Lynden,

the existing retail in these communities provides for many of their staple needs (e.g., groceries,

fuel). Therefore, though these residents patronize Lynden (for those goods that are not already

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available within their communities) and Bellingham (for specialty retail needs) on a regular

basis, Lynden is likely not their primary retail destination.

Regional Trade Area (RTA)

The map above depicts the regional trade area (RTA). The green line represents the RTA boundary. The broken circles represent 1- and 3-mile rings (for spatial referencing purposes only).

The RTA encompasses the communities of Sumas, Nooksack, Everson, Blaine, Birch Bay, and

Custer. It extends farther west and south than it does east and north because of the proximity of

the Canadian border and the Cascade Mountains – significant physical barriers. While the

communities to the east of Lynden (Sumas, Nooksack, and Everson) have local retail, thus

excluding them from the LTA, they will be oriented primarily to Lynden for regional retailers. The

RTA is limited to the south by the strong retail presence of Bellingham. Several retail nodes,

including the Bellis Fair Mall, make Bellingham a destination for many surrounding communities.

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Beyond Trade Area Potential While the described LTA and RTA account for approximately 75% of all sales for Lynden

retailers, there will be sales that originate from consumers and tourists outside these trade

areas. These sales may originate anywhere, but will most likely come either from residents of

Ferndale and Bellingham or from tourists who are visiting Lynden for its events or unique

shopping opportunities. As Guide Meridian Road leads border-crossing travelers past Lynden,

the community will benefit from increased sales. Moreover, the current strength of the Canadian

dollar will further drive Lynden’s retail attractiveness, as shopping in the United States is currently

tantamount to shopping with a universal 20% to 30% discount. The Nooksack Northwood

Casino, approximately 5 miles northeast of Lynden, will also bring tourist dollars to the city.

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V. CONCLUSIONS

Based on this analysis, Lynden can currently support an additional 52,650 to 81,050 square feet

of new retail development. This potential assumes that the city, in conjunction with other retail

stakeholders, will work in a progressive manner to bolster the retail image of Lynden as a

desirable place to shop and dine. Retail stakeholders are defined as the City of Lynden, the

Chamber of Commerce, community leaders, shopping center owners and developers, and

individual store owners and managers (both independent and chain). Recommendations and

guidelines for retail investment and revitalization are disclosed later in this section.

Pitney Bowes MapInfo has generated three forecast scenarios for Lynden: a current year, status

quo forecast (2008); a five-year conservative (2013) forecast; and a five-year aggressive (2013)

forecast. The status quo forecast assumes the existing retail environment, demographic

characteristics, and retail demand. The conservative (2013) forecast assumes the projected

current trends in population and income growth. The aggressive (2013) forecast assumes both

a continued increase in population and income growth and the implementation and maintenance

of several recommendations and guidelines outlined in this report. Estimates in this final

scenario are more aggressive and assume that Lynden will be successful in securing national

retailers in the years immediately following this study. Supportable-square-footage estimates for

all three scenarios are displayed in the following table:

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Category

2008 Status Quo

2013 Conservative

2013 Aggressive

Apparel Women’s Apparel Store 7,700 9,250 10,500 Men’s Apparel Store 6,000 7,500 8,500 Children’s/Teen’s Apparel Store 2,000 2,500 3,000 Shoe Store 3,000 4,000 5,500 Jewelry Store 500 750 1,000 Sub-Total for Apparel 19,200 24,000 28,500 Appliance/Electronics Store 2,500 3,000 3,600 Automotive Parts/Repair Shop 1,800 2,500 4,000 Book/Music Store 500 750 1,250 Computer/Software Store 1,200 1,500 2,000 Pharmacy/Drug Store 4,000 5,000 6,000 Nursery/Garden Center 2,800 4,000 6,000 Home Furnishings Store 10,500 12,750 15,000 Liquor Store 650 850 1,000 Pet/Pet Supplies Store 5,600 6,750 7,500 Sporting Goods Store 2,800 3,250 4,000 Toy/Hobby Store 1,100 1,500 2,200 Total Additional Supportable Square Footage 52,650 65,850 81,050

Using the following criteria, Pitney Bowes MapInfo has evaluated the supportable square

footage for optimal retail matches (national, regional, or local/independent operators):

• Appropriate community size and characteristics

• Appropriate demographic/psychographic mix and consumer spending patterns

• Current deployment patterns for suggested retailers

- Similar locations (small market)

- Similar store spacing (distance between stores in the same chain)

- Similar accessibility and visibility characteristics

- Future expansion plans (markets for future consideration)

Moreover, Pitney Bowes MapInfo has utilized its knowledge of and experience with working with

the real estate and market research departments of a variety of retail and restaurant chains to

recommend the most appropriate operator/operator type. Pitney Bowes MapInfo will

recommend several national retail chains that are appropriate for a deployment in

Lynden, but there are retail categories that should be filled by local entrepreneurs and

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operators. For example, in the jewelry store category, supportable square footage can be filled

either by a new operator or by the expansion of an existing operator, like Chad’s Jewelry Design.

The following tables list the retail categories, supportable new square footage in each category,

and the types of stores. The tables also depict the nearest competition or sister stores (with

location) in each retail category. Pitney Bowes MapInfo provides a recommendation for the

location of the retailer within the community; recommended retailers have all met the criteria

outlined above.

WOMEN’S APPAREL STORE

Supportable Square Footage 7,700 – 9,250

Type of Deployment 1 – 2 storefront(s)

Recommended Retail Chain Dress Barn, Fashion Bug, Lane Bryant

Nearest Location of Recommended Retailer

Dress Barn (Burlington), Fashion Bug (Marysville), Lane Bryant (Bellingham)

Existing Competition The Dresser Drawer, Wear on Earth

Recommendation

Currently, there are limited choices for women’s apparel in Lynden. The recommended national retailers all provide a wide range of clothing options; however, the most ideal situation, providing the best product for Lynden, is the combination of all apparel-category square footage and the recruitment of Ross Dress for Less or T.J. Maxx.

MEN’S APPAREL STORE Supportable Square Footage 6,000 – 7,500

Type of Deployment 1 – 2 storefront(s)

Recommended Retail Chain Casual Male XL, Western Warehouse

Nearest Location of Recommended Retailer

Casual Male XL (Lynwood), Western Warehouse (Citrus Heights, CA)

Existing Competition N/A

Recommendation

There are currently no male-specific retailers in Lynden. The national retailers listed above meet our specified criteria, but they tend to locate in areas with larger populations. As explained above, the ideal situation would be the combination of all apparel-category square footage and the recruitment of Ross Dress for Less or T.J. Maxx.

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CHILDREN’S’/TEEN’S APPAREL STORE Supportable Square Footage 2,000 – 2,500

Type of Deployment 1 storefront

Recommended Retail Chain Once Upon A Child

Nearest Location of Recommended Retailer Tacoma

Existing Competition N/A

Recommendation

Because of Lynden’s size and location, there are very few national retailers that fit this category; however, Once Upon a Child, which offers a unique shopping environment, does deploy in communities like Lynden. As explained above, the combination of all apparel-category square footage and the recruitment of Ross Dress for Less or T.J. Maxx would be ideal.

SHOE STORE Supportable Square Footage 3000 – 4,000

Type of Deployment 1 – 2 storefront(s)

Recommended Retail Chain Payless ShoeSource, Naturalizer

Nearest Location of Recommended Retailer

Payless ShoeSource (Abbotsford, BC; Bellingham, WA), Naturalizer (Abbotsford, BC; Auburn, WA)

Existing Competition Sportsworld (Fairway Center – mainly a sports equipment and apparel store)

Recommendation

Because there are no shoe stores in Lynden, either of the above national retailers would work. They both offer a wide variety of both men’s, women’s and children’s shoes at a range of prices. Another option for this category is the combination of all apparel-category square footage and the recruitment of Ross Dress for Less or T.J. Maxx.

JEWELRY STORE Supportable Square Footage 500 – 750

Type of Deployment Existing store expansion

Recommended Retail Chain A local operator would work best in this category.

Nearest Location of Recommended Retailer N/A

Existing Competition Chad’s Jewelry Design

Recommendation

Because the amount of supportability in this category is low, an expansion to an existing retailer is the best option. Another option is incorporating this available square footage into a unified apparel category and then getting a retailer that has a jewelry/accessories department (Ross Dress for Less, T.J. Maxx).

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As previously noted in the above tables, an option that the city of Lynden may wish to pursue is

the combination of all apparel-category square footage and the recruitment of Ross Dress for Less

or T.J. Maxx. The benefits of such a retailer are size and merchandise variety. Additionally, a

large clothing retailer like either of these would fill the needs of the apparel categories while

providing the community with a large, national-chain brand, spurring additional national-chain

investment. The ideal location for a large, general-apparel retailer is in The Guide retail district.

One possible site is the location of the former Rite Aid.

APPLIANCE/ELECTRONICS STORE Supportable Square Footage 2,500 – 3,000

Type of Deployment 1 storefront

Recommended Retail Chain A local operator would work best in this category.

Nearest Location of Recommended Retailer N/A

Existing Competition Lloyds Electronics, RadioShack

Recommendation

Most national retailers in this category require more supportable space and a larger household base than Lynden can provide. RadioShack is generally the only exception to these requirements, but one is already located in Lynden. As there is demand in this category, a local operator would be ideal. This local operator could be a franchised cell phone and accessories store.

AUTOMOTIVE PARTS/REPAIR SHOP Supportable Square Footage 1,800 – 2,500

Type of Deployment 1 outparcel/freestanding unit

Recommended Retail Chain AAMCO Transmission, Midas Auto Service Experts

Nearest Location of Recommended Retailer

AAMCO Transmission (Surrey, BC), Midas Auto Service Experts (Bellingham)

Existing Competition Carquest Auto Parts, NAPA Auto Parts, Schucks Auto Supply

Recommendation

Although there are several auto parts places within Lynden, there is a lack of specialty automotive repair options. AAMCO Transmissions or Midas Auto Service Experts would fill this void.

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BOOK/MUSIC STORE Supportable Square Footage 500 – 750

Type of Deployment Existing store expansion

Recommended Retail Chain A local operator would work best in this category.

Nearest Location of Recommended Retailer N/A

Existing Competition Katz Coffee & Used Books, Family Christian Bookstore

Recommendation

Because of the low supportability for this category, an expansion to an existing retailer is the best option. During our qualitative analysis, residents mentioned a desire for new, non-denominational books. While a new bookstore is not likely, an expansion to Katz Coffee & Used Books could accommodate this need.

COMPUTER/SOFTWARE STORE Supportable Square Footage 1,200 – 1,500

Type of Deployment 1 storefront

Recommended Retail Chain A local operator would work best in this category.

Nearest Location of Recommended Retailer N/A

Existing Competition N/A

Recommendation

Currently, there are no computer stores in Lynden. With the low supportability for this category, there were no national retailers that met our selection criteria. A local operator is the best option; another option is the combination of this category with the appliance/electronics category.

PHARMACY/DRUG STORE Supportable Square Footage 4,000 – 5,000

Type of Deployment 1 storefront

Recommended Retail Chain The Medicine Shoppe International, Medicap Pharmacies

Nearest Location of Recommended Retailer

The Medicine Shoppe International (Bremerton), Medicap Pharmacies (Anacortes)

Existing Competition Rite Aid, Fairway Drug

Recommendation

With the presence of the existing drug stores, the supportability for this category is not large enough for another full-size drug store like CVS. A good option is a smaller store that is predominantly a pharmacy. The national chains listed above meet the size requirements and are considering expanding in northwest Washington. One possible location may be near Bender Plaza, where it could serve Eastern Lynden as well as residents as far out as Sumas.

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NURSERY/GARDEN CENTER Supportable Square Footage 2,800 – 4,000

Type of Deployment 1 freestanding unit

Recommended Retail Chain A local operator would work best in this category.

Nearest Location of Recommended Retailer N/A

Existing Competition Hi Hoe Nursery

Recommendation

Because of the nature of retailers in this category, a local operator would be the best option. This supportability can be satisfied with either a new location or an expansion to an existing location.

HOME FURNISHINGS STORE Supportable Square Footage 10,500 – 12,750

Type of Deployment 1 – 2 storefront(s)

Recommended Retail Chain Anna’s Linen’s

Nearest Location of Recommended Retailer

Though deployed across the U.S., there are no locations in Washington.

Existing Competition

Fairway Country Furnishings, Front St. Home Furnishings, Lars Clock Shop, Kitchen Konnection, Fishtrap Creek Interiors, Grandiflora Home and Garden, More Than Antiques, Custom Corners Frames and Specialties

Recommendation

Though Lynden does not lack home furnishing options, there is still more supportable space. There are already many options for antiques, lighting, clocks, and other décor items, but there are currently no options for essentials (e.g., sheets, towels, other linens). A possible deployment site is in the former Rite Aid location.

LIQUOR STORE Supportable Square Footage 650 – 850

Type of Deployment 1 storefront or an existing store expansion

Recommended Retail Chain A local operator would work best in this category.

Nearest Location of Recommended Retailer N/A

Existing Competition Lynden Liquor Store

Recommendation

Because of limited supportable space in this category, either an expansion to the existing liquor store or a small deployment on the eastern side of town would be appropriate. The grocery stores on the west side already serve Lynden’s liquor needs.

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PET/PET SUPPLIES STORE Supportable Square Footage 5,600 – 6,750

Type of Deployment 1 – 3 storefront(s)

Recommended Retail Chain MudBay, Wild Birds Unlimited, Three Dog Bakery

Nearest Location of Recommended Retailer

MudBay (Bothell, WA), Wild Birds Unlimited (White Rock, BC; Everett, WA), Three Dog Bakery (Vancouver, BC; Seattle, WA)

Existing Competition N/A

Recommendation

Though several retailers in Lynden sell pet supplies, there are none that are dedicated solely to this category. Lynden has a relatively affluent household base and a strong tourism component to its economy, so a specialty pet supply store like those listed above would be appropriate matches. These retailers would serve Lynden residents and tourists. Additionally, an independent specialty pet supplies operator could fill this niche demand. The most appropriate location for this type of retail is in Downtown Lynden.

SPORTING GOODS STORE Supportable Square Footage 2,800 – 3,250

Type of Deployment 1 storefront

Recommended Retail Chain Play-It-Again Sports

Nearest Location of Recommended Retailer Bellingham

Existing Competition Dave’s Sports Shop, Sportsworld

Recommendation

There are already sporting goods stores in Lynden, but a retailer that carries a wider range of sporting equipment would be a good addition. Because Play-It-Again Sports sells both new and used equipment, they provide a good opportunity for people to recycle their used sports equipment.

TOY/HOBBY STORE Supportable Square Footage 1,100 – 1,500

Type of Deployment 1 storefront

Recommended Retail Chain EB Games/GameStop/Electronics Boutique, Games Workshop

Nearest Location of Recommended Retailer

EB Games / GameStop / Electronics Boutique (Bellingham), Games Workshop (Marysville)

Existing Competition Bumblebees (in the Dutch Village Mall)

Recommendation

While Bumblebees has a great selection of classic toys and games, the above national-brand chains would offer role-playing and video games and systems. This difference in product lines would allow both stores to prosper without much competition between them.

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In general, most national retailers will want to locate new units either within Lynden’s existing

shopping centers or as out-parcel units near Guide Meridian Road. Retail deployments in the

Downtown Lynden retail district will likely be made by local or independent operators.

Retail Deployment Factors There are myriad considerations that a retailer or retail developer must make when choosing to

deploy a new store or retail center, including locational characteristics, real estate availability

and cost, competitive positioning, and chain-expansion planning. There are several positive and

negative factors that retailers must weigh when considering a deployment in Lynden, some of

which the city can affect, and others that it cannot.

After completing our quantitative and qualitative assessments of the city, we have ranked the

top three factors that an average retailer/retail chain would consider when evaluating a

deployment opportunity in Lynden. This ranking does not include financial consideration, which

is ultimately every retailer’s paramount concern.

1. Trade area demographic and psychographic composition – namely, community size

2. Existing competition (both sister-store and non-sister-store)

3. Regional accessibility and retail synergy

Item three presents two aspects of location consideration that will often go hand-in-hand in a

community the size of Lynden. Retail synergy often occurs near points of strong regional

accessibility.

Special Retail Consideration During our analysis, Lynden’s desire to recruit and locate a large-format, general-merchandise

retailer (e.g., Walmart, Fred Meyer, Target) within the city was brought to our attention. Because

this type of retailer was discussed frequently, Pitney Bowes MapInfo felt that there needed to be

a special discussion regarding this retail category. Through our quantitative analysis and retail

inventory, we found sufficient expenditure potential to warrant the addition of a large-format,

general retailer. A general-merchandise retailer, with multiple departments that would utilize all

the supportable square footage, would satisfy all merchandise lines listed above.

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This next section briefly presents the pros and cons for two general merchandise-retailer

recruitment scenarios that are available to the city.

1. The city actively recruits a large-format, general-merchandise retailer, using this

retailer to fill all supportable square footage within the community.

2. The city does not recruit a large-format, general-merchandise retailer, instead

actively recruiting smaller retailers to fill the community’s supportable space.

Recruitment of a Large-Format, General-Merchandise Retailer Pro

• It would satisfy many of the community’s retail needs within a single store.

• It could spur additional retail investment – that is, it would attract other stores that

prefer to co-deploy with a large, national brand (e.g., Cato Fashions, which typically

co-deploys with Wal-Mart).

• It would make the community slightly more attractive for residential developers, as

residents want to be close to the goods and services that they require.

Con

• It would limit potential for smaller-format retail development.

• It would put pressure on certain existing businesses, possibly leading to retail closure.

• Many large-format general-merchandise units have grocery components, and

Lynden is already saturated with grocery stores.

• It would require deployment along Guide Meridian Road and would not draw people

to Downtown Lynden.

• It may preclude retail demand that is slated for the planned redevelopment of the

former Cost Cutter site.

Recruitment of Individual Retailers Pro

• The city would be more directly in control of in-fill deployment opportunities.

• It would allow for the redevelopment of the Cost Cutter retail space.

• It would not require alteration to the city’s current square-footage cap.

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Con

• Significantly more time would be consumed by recruiting retailers and filling

individual retail spaces.

• It would not produce as much of a drastic impact (“wow” factor) on residents or visitors.

• It does not appreciably increase the retail drawing power of Lynden the same way

that a large, national retailer would.

• There would be no guarantee that all supportable space would be filled.

Goals, Initiatives, and Guidelines This section of the Lynden market analysis addresses the opportunities in and challenges with

developing a strategic retail plan for the community. Regardless of the path chosen, the overall

success of future retail in Lynden is dependent on the combined efforts of the aforementioned

retail stakeholders.

Storefront Appearance Business owners must take pride in the appearance of their establishments, both inside and out.

While there are several excellent examples of buildings with well-maintained storefronts, there

are a number of storefronts in Downtown Lynden with broken fixtures, broken signs, peeling

paint, dirty windows, or facades that are in need of pressure washing.

Several examples of attractive and well-maintained storefronts, including Lynden Chocolate & Candy Shoppe, Lynden Paint and Decorating Center, and Lynden Dutch Bakery

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These storefronts along 3rd Street are attractive, but they still need proper signs.

Lynden Dutch Bakery is well maintained.

This storefront needs maintenance. Another example of a storefront needing maintenance

The city cannot be expected to maintain the individual buildings: this is the responsibility of the

business owners. However, it can help: along with the Chamber of Commerce, the city can hold

workshops and networking meetings to promote cooperation throughout the Downtown Lynden

retail district. For example, there may be times when all the retailers could have their window

displays revolve around a unified theme. (To some degree, this automatically happens during

holiday seasons.)

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There should be an effort to refurbish buildings and stores that are currently vacant. Some of

these may have absentee landlords, but there are still actions that can be taken to help improve

their appearance. One option is having existing retailers create window displays in the empty

storefront that promote their own merchandise (preferably, this would be done by retailers who

are close to the vacant location; customers will not want to travel to the other end of town to buy

the merchandise they see in a window). The Compass Point Survey Group, Inc. is a great

example of this type of retail window display. By far, the worst option for a city is covering up the

windows with unattractive boards or newspapers – it only detracts from the overall retail

environment.

A good example of an existing retailer creating a window display where an inappropriate use of retail space has occurred

Hours of Operation An important factor that needs to be addressed in any retail environment is its hours of

operation – especially in its downtown area. With fewer open stores, the difficulty of attracting

shoppers increases. In a world of 24-hour superstores and online shopping, the typical

consumer now expects to be able to purchase goods and services whenever they are needed.

Typical customers understand that it is not practical for a small business to be open 24 hours a

day, but they do expect to be able to shop after work, on the weekend, or on a lunch break.

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It is understandable that some retailers may not want to add staff to handle the extra hours, but

they can certainly adjust their business hours slightly, opening earlier or closing later to ensure

that their stores are open during the times that customers tend to shop. If customers cannot get

to a store when it is convenient for them, they will simply go to another store that is open when

they need it to be. Often, this means that customers will shop at the national chains – even

leaving Lynden altogether to drive into Bellingham or Ferndale.

Two examples of inconsistent hours of operation for stores within Downtown Lynden

Shop owners do not need to stay open until 10 p.m. like the larger national chain stores do, but

it would be beneficial for all Downtown Lynden shops to choose one or two nights a week

(especially during the summer months) on which they all stay open later (at least until 7 p.m.). It

may take time for the change to catch on with the customers, so it should be heavily promoted

until these patrons become familiar with the hours. It is important to note that doing this for a

month or so and then reverting to the old hours will only confuse customers, making the

situation worse.

Because Lynden’s Dutch-inspired heritage creates a draw for tourists (many of whom are more

than willing to spend money shopping when they visit Lynden), the local retailers should make

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Retail Market Analysis Lynden, Washington

Page 41

an effort to be more accommodating with their operating hours. When speaking with residents

and local retailers, we discovered that there are several bus tours that frequent Lynden,

especially on Saturdays. Adjusting a shop’s open days to include Sunday (perhaps closing on a

weekday instead) would encourage these bus tours to make more than just a day stop.

Additionally, it would significantly increase the potential revenue for all participating Lynden

retailers. If they cannot regularly stay open on weekends, retailers – especially those in

Downtown Lynden – should make a concerted effort to be open for bus tours and major city

events, thus maximizing sales and general exposure.

In a recent study8, weekday expenditure activity levels (separated by meal type) were studied

against corresponding weekend levels. The following patterns were noted:

Weekdays

• 20.2% of people dine out for breakfast

• 31.9% of people dine out for lunch

• 16.9% of people dine out for dinner

Weekends

• 33.7% of people dine out for breakfast

• 32.8% of people dine out for lunch

• 35.4% of people dine out for dinner

Note that weekend restaurant business is drastically higher.

While these statistics apply only to dining out, anecdotal information implies that this trend

applies (though perhaps less strongly) to traditional retail sales (weekday versus weekend).

In any city or downtown area, there may be a number of local shop owners who run their stores

more as a hobby than for a living, and who do not care if their sales increase; they may not want

to work more hours than they already do. In these cases, a request to alter their hours to be

open an evening or two – or on Sundays – and an appeal to their pride in the city and to their

8 Source: Restaurants & Institutions, “The New American Diner: Ties That Bond,” January 2008

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Retail Market Analysis Lynden, Washington

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desire to help their neighbors succeed may work. There will, however, be some cases in which

shop owners simply will not comply; in these cases, efforts are best spent on other initiatives.

Local Retail Recruitment One of the greatest challenges that communities like Lynden currently and will continue to face

is the recruitment of local entrepreneurs to open independent or franchised stores within the

community. Lynden has the advantage of a strong entrepreneurial spirit among many of its

existing independent retailers. Several businesses, such as Dutch Mother’s Bakery,

Katz Coffee & Books, and Colony House Furniture, have achieved success in Lynden; however,

there is still a significant level of unmet demand in several retail categories that is likely

best-filled by independent operators. Therefore, entrepreneurship should be encouraged.

We suggest that the aforementioned retail stakeholders jointly develop a multiple-phased retail plan

to attract and to retain retailers in the city. First, the city needs to answer the following questions:

• Based upon the retail market analysis, which retail voids does the city wish to fill?

• Who or what type of retailers should fill the preferred voids? (This market analysis

will provide insight and direction.)

• Is there space (available square footage) to accommodate this retail? Does more

retail space need to be added? Who owns the space, and what are the owner’s

plans for development/redevelopment?

• What existing stores have leases up for renewal? Can any retailers be relocated to

better suit each district’s development plans?

Once these questions have been answered, an entrepreneur workshop should be held to

discuss the retail needs of Lynden with existing business owners and interested community

leaders. This workshop should be advertised not only within the city of

Lynden, but also in surrounding communities. It is not unreasonable for someone living in

Sumas or Birch Bay to drive into Lynden on a daily basis to operate a business. Finally,

interested parties can be shown ideal locations with the appropriate store size to meet

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Retail Market Analysis Lynden, Washington

Page 43

supportable demand. The city can also provide resources for startup funding, facility

improvements, and advertising options, thus guiding the direction of retail growth and

development while fostering a strong working relationship.

Delft Square Redevelopment Because of the recent loss of the Delft Square Mall, we felt that it was necessary to discuss the

potential redevelopment of the site. We are assuming that any redevelopment would be similar

in size to what was destroyed (multiple stories, similar footprint). Based on these assumptions,

we have come up with a generalized recommendation for the new building. It is important to

note that these are guidelines, not specific plans.

The new building should have retail in the front half of the main floor and offices for services

(e.g., insurance, financial, personal care) in the rear. Retail should be directly accessible from

the street and may also be accessible from within the building. A central main entrance, with

corresponding lobby, would allow access to the offices in the rear of the building and to the

stairs and elevator to the second floor. Offices would be most appropriate for the second floor. A

third floor would be for apartments (depending on residential demand) or public rental storage.

This overall plan is similar to the former building layout, but we recommend having less interior

space dedicated to being a hallway and more to actual retail and office use. Additionally, the

interior layout would be reorganized to make more businesses visible from the main entrance.

The most appropriate retail uses for this building are: restaurant with sidewalk patio (or, similar

to the former Loft Restaurant, overlooking Front Street); home décor or furnishings stores,

similar to those that were there (e.g., Lars Clock Shop, Three Corners Art and More); apparel

shop; computer store; toy or hobby shop; and specialty pet supply store.

Signage During the course of our fieldwork, we noticed that there was a lack of consistent signage in and

around the city of Lynden to indicate that a traveler has arrived in the community. Such signage

is appropriate, especially for a community like Lynden, which generates visitor and tourist traffic,

because it guides those who are unfamiliar with the area into the city and toward retail

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Retail Market Analysis Lynden, Washington

Page 44

destinations and other attractions. A unified signage theme would additionally establish a sense of

place, setting Lynden apart from the surrounding communities.

Welcome sign along Front Street Welcome sign along Hannegan Road

We only noticed two signs during our field evaluation: the “Welcome to Lynden” sign, located

along Hannegan Road (South 1st Street); and a sign that reads “The Service Clubs of Lynden

Welcome You” along Front Street. Neither of these signs is located along the main routes that

visitors to Lynden would likely take. The third notification of having arrived in Lynden was the

low brick walls with the city’s name mounted on them. These walls, at the intersection of the

Guide and Front Street, are adjacent to the cemetery, and for a visitor, it may not be clear

whether Lynden is the city’s name or the cemetery’s.

City sign located at the intersection of the Guide and Main Street

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Retail Market Analysis Lynden, Washington

Page 45

Our recommendation is consistent signage at city boundaries that intersect major travel routes,

including on the Guide (both north and south of the large retail concentration), Birch Bay-Lynden

Road, and Badger Road. These signs should all feature a common logo and color scheme so

that they are instantly recognizable as Lynden city limit signs. The existing Hannegan Road sign

is a good example of what new signage might look like, as it is easy to read and features a city

logo that captures the Dutch-inspired heritage aspect. Pitney Bowes MapInfo also recommends

a sign near the I-5 exit at Birch Bay to indicate the presence and direction of Lynden.

Additionally, directional signs leading visitors downtown and to other retail areas would be

beneficial; currently, there is no indication of any shopping opportunities beyond those located

along the Guide. These directional signs would be best located along the Guide, in the vicinity of

both Front and Main Streets and at the intersection of Depot Road and East Badger Road (the

most frequently used routes to downtown). Furthermore, signs indicating the location of the

fairgrounds, museums, and visitor information center would be helpful for tourists; these

directional signs could be similar to the small-image signs, seen in other communities, that

indicate the direction to airports, libraries, and the like.

When used in conjunction with consistent hours of operation and an effective marketing

scheme, new signage would significantly increase visitors’ knowledge of local attractions while

enhancing their ability to get there.

Concluding Comments Lynden has the potential to support additional retail development that better serves its residents

while maintaining the community’s small-town appeal. It is imperative that the city and its

residents develop a plan to ensure that Lynden remains vibrant for future generations.

Lynden has several positive attributes that contribute immensely to its retail potential. These

attributes include its strong sense of community pride, the growing retail environment, and its

Dutch-inspired heritage that brings visitors from all over. Lynden needs to build upon these

strengths while making necessary improvements. It is crucial to remember that change will not

happen overnight; in most cases, the time it takes from a retailer being contacted and becoming

interested in the community as a deployment opportunity to a store being opened can be

several years.

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Retail Market Analysis Lynden, Washington

Page 46

As Lynden achieves its successes, it needs to promote each milestone – not only in the

community, but also in the surrounding communities. As work is completed and excitement

grows within the area, Lynden will be given increasingly more attention by national retailers who

will, in turn, help make the city an even better place in which to live, shop, and dine.

Page 50: Lynden Retail Market Analysis

Appendix A

Scenario Comparison for Lynden, Washington

Page 51: Lynden Retail Market Analysis

2008 2013 2013Status Quo Conservative Aggressive

7,700 9,250 10,5006,000 7,500 8,5002,000 2,500 3,0003,000 4,000 5,500500 750 1,000

19,200 24,000 28,5002,500 3,000 3,6001,800 2,500 4,000500 750 1,250

1,200 1,500 2,0004,000 5,000 6,0002,800 4,000 6,00010,500 12,750 15,000

650 850 1,0005,600 6,750 7,5002,800 3,250 4,0001,100 1,500 2,200

52,650 65,850 81,050

Status Quo:Conservative:

a new large retailer [greater than 70,000 square feet] entering Lynden)

Aggressive:

Toy/Hobby Store

Home FurnishingsLiquor StorePet SuppliesSporting Goods Store

Book/Music StoreComputer StorePharmacies/Drug StoresNursery/Garden Centers

The number of square feet that can be added in existing retail market place

The number of square feet that can be added, assuming no drastic changes in the retail

The number of square feet that can be added, assuming an improving retail climate from

environment based on new programs or initiatives implemented by the city

market place (e.g., large employment-base change, drastic housing growth/decline,

the addition of new retailers (creating retail synergy) and/or an improved retail

Appendix AScenario Comparison for Lynden, Washington

2008 and 2013 Total Supportable Square Feet

Category

Total

Women's ApparelMen's ApparelChildren's/Teen's Apparel ShoesJewelryApparel SubtotalAppliance/ElectronicsAutomotive Parts/Repair Shop

Page 52: Lynden Retail Market Analysis

Appendix B

Local Trade Area (LTA) Map

Page 53: Lynden Retail Market Analysis

Appendix B

Page 54: Lynden Retail Market Analysis

Appendix C

Regional Trade Area (RTA) Map

Page 55: Lynden Retail Market Analysis

Appendix C

Page 56: Lynden Retail Market Analysis

Appendix D

Summary Demographic Benchmark Report (Local Trade Area)

Page 57: Lynden Retail Market Analysis

Demographic 2000 2007 2012Total Population 15,568 17,650 19,023% Group Quarters Population 0.8% 0.7% 0.6%% 2000 Population in Family Households 89.3% -- --% 2000 Population in Non-Family Households 9.9% -- --Total Households 5,433 6,300 6,702% Households 1 Person 21.0% 22.5% 21.3%% Households 2 Persons 34.0% 34.2% 34.1%% Households 3 Persons 14.2% 14.2% 14.4%% Households 4 Persons 14.9% 14.2% 14.8%% Households 5 Persons 10.0% 9.2% 9.6%% Households 6 Persons 3.8% 3.6% 3.7%% Households 7+ Persons 2.1% 2.1% 2.0%Race and Ethnicity% White Population Alone 91.9% 91.1% 89.1%% Black Population Alone 0.2% 0.2% 0.3%% American Indian/Alaska Native Alone 0.5% 0.5% 0.6%% Asian/Hawaiian/Pacific Islander 1.7% 1.9% 2.3%% Other Population (Including 2+ Races) 5.6% 6.3% 7.8%% Hispanic Population 7.3% 8.6% 11.6%% Non-Hispanic Population 92.7% 91.4% 88.4%Population by Age% Age 0-5 8.7% 8.3% 7.4%% Age 6-13 13.9% 13.1% 12.7%% Age 14-17 7.6% 6.2% 6.0%% Age 18-20 4.1% 3.8% 4.1%% Age 21-24 4.2% 3.5% 4.6%% Age 25-29 5.4% 7.3% 6.8%% Age 30-34 5.9% 5.2% 5.3%% Age 35-39 7.2% 5.7% 5.1%% Age 40-44 7.7% 7.2% 6.3%% Age 45-49 7.2% 6.8% 6.5%% Age 50-54 5.4% 5.8% 6.4%% Age 55-59 4.1% 6.4% 6.7%% Age 60-64 3.5% 5.1% 5.8%% Age 65-69 3.7% 3.6% 4.2%% Age 70-74 3.6% 3.2% 3.5%% Age 75-79 3.4% 3.5% 3.1%% Age 80-84 2.2% 2.6% 2.6%% Age 85+ 2.2% 2.7% 2.6%Median Age Total Population 34.1 36.2 36.9Median Age Adult Population 44.3 46.6 47.6

Summary Demographic Benchmark Report (%)Appendix D

Local Trade Area

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 58: Lynden Retail Market Analysis

Demographic 2000 2007 2012

Summary Demographic Benchmark Report (%)Appendix D

Local Trade Area

Male Population By Age% Male Age 0-17 31.4% 30.4% 32.0%% Male Age 19-44 35.3% 30.4% 34.1%% Male Age 45-64 20.3% 24.4% 29.1%% Male Age 65-84 11.5% 12.9% 14.7%% Male Age 85+ 1.5% 2.0% 1.8%Median Age Male Population 32.5 34.8 35.1Median Age Adult Male Population 43.4 47.2 48Female Population By Age% Female Age 0-17 29.1% 24.9% 23.6%% Female Age 18-44 33.7% 34.9% 34.2%% Female Age 45-64 20.1% 23.8% 24.9%% Female Age 65-84 14.1% 13.0% 13.9%% Female Age 85+ 2.9% 3.3% 3.4%Median Age Female Population 35.3 37.3 38.2Median Age Adult Female Population 45.2 45.9 47.2Housing% 2000 Owner-Occupied Housing Units 66.9% -- --% 2000 Renter-Occupied Housing Units 28.6% -- --% 2000 Vacant Housing Units 4.5% -- --2007 Total Owner-Occupied Housing Units -- 4,367 --2007 Total Renter-Occupied Housing Units -- 1,955 --

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 59: Lynden Retail Market Analysis

Appendix E

Socioeconomic Benchmark Report (Local Trade Area)

Page 60: Lynden Retail Market Analysis

Demographic 2000 2007 2012Population 15,568 17,650 19,023% Population Change 1990-2000 31.1% -- --% Population Change 2000-2007 -- 13.4% --% Population Change 2007-2012 -- -- 7.8%Households 5,433 6,300 6,702% Households Change 1990-2000 37.4% -- --% Households Change 2000-2007 -- 16.0% --% Households Change 2007-2012 -- -- 6.4%Average Household Size 2.8 2.7 2.8Families% Family Households 76.1% -- --% Non-Family Households 2.9% -- --% Population in Family Households 89.3% -- --% Population in Non-Family Households 9.9% -- --IncomePer Capita Income $18,985 $23,409 $26,034 Average Household Income $54,518 $65,581 $73,895 Median Household Income $44,029 $50,118 $56,253 Aggregate Income ($ Million) $296 $413 $495 Household Income% Household Income <$10,000 5.3% 4.1% 3.5%% Household Income $10,000-$14,999 6.3% 7.3% 6.8%% Household Income $15,000-$19,999 5.4% 5.3% 4.7%% Household Income $20,000-$24,999 6.1% 5.9% 5.5%% Household Income $25,000-$29,999 6.2% 5.2% 4.4%% Household Income $30,000-$34,999 7.8% 5.7% 5.2%% Household Income $35,000-$39,999 6.5% 4.8% 4.0%% Household Income $40,000-$44,999 8.0% 6.4% 4.8%% Household Income $45,000-$49,999 5.5% 5.0% 4.5%% Household Income $50,000-$59,999 10.7% 10.7% 10.6%% Household Income $60,000-$74,999 13.1% 14.0% 16.2%% Household Income $75,000-$99,999 11.9% 15.0% 17.8%% Household Income $100,000-$124,999 2.4% 4.4% 5.6%% Household Income $125,000-$149,999 1.1% 2.0% 2.4%% Household Income $150,000-$199,999 1.5% 1.7% 1.7%% Household Income $200,000+ 2.3% 2.4% 2.4%EducationTotal Educational Attainment Age 25+ 9,397 11,492 --% No Schooling Completed 0.4% 0.3% --% Nursery School through 4th Grade 0.3% 0.3% --% 5th or 6th Grade 0.6% 0.5% --% 7th or 8th Grade 5.8% 5.3% --

Socioeconomic Benchmark Report (%)Appendix E

Local Trade Area

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 61: Lynden Retail Market Analysis

Demographic 2000 2007 2012

Socioeconomic Benchmark Report (%)Appendix E

Local Trade Area

% 9th Grade 1.9% 1.7% --% 10th Grade 2.2% 2.1% --% 11th Grade 2.4% 2.3% --% 12th Grade, No Diploma 2.3% 2.1% --% High School Graduate (Includes Equivalency) 34.1% 34.6% --% Some College <1 Year 8.6% 7.9% --% Some College 1+ Years, No Degree 14.6% 14.4% --% Associate Degree 4.7% 5.1% --% Bachelor's Degree 14.9% 15.8% --% Master’s Degree 5.0% 0.8% --% Doctorate Degree 0.8% 5.2% --% Professional School Degree 1.4% 1.4% --Marital StatusMarital Status Age 15+ 11,743 13,536 --% Never Married 21.1% 24.2% --% Now Married 66.4% 68.8% --% Divorced 5.1% 4.8% --% Widowed 7.4% 2.2% --Household by Type% Family Households 76.1% -- --% Non-Family households 2.9% -- --% 1 Person Households 21.0% -- --% 2+ Person Households 79.0% -- --% Married Couple Family 66.5% -- --% Married Couple Family with Child <18 31.7% -- --% Married Couple Family with No Child <18 34.9% -- --% Male Householder 1.7% -- --% Female Householder 1.2% -- --Employment StatusPopulation by Employment Status 11,410 -- --% Employed Civilians 63.5% -- --% in Armed Forces 0.0% -- --% Not in Labor Force 34.4% -- --% Unemployed Civilians 2.1% -- --Employment by Occupation% White-Collar Occupations 54.6% 55.1% --% Blue-Collar Occupations 45.4% 44.9% --% Management/Professional/Related 29.6% 29.9% --% Service Occupation 15.5% 15.6% --% Sales/Office 24.9% 25.2% --% Farming/Fishing/Forestry 4.6% 4.4% --% Construction/Extraction/Maintenance 11.0% 10.9% --% Production/Transportation/Material Moving 14.3% 14.0% --

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 62: Lynden Retail Market Analysis

Demographic 2000 2007 2012

Socioeconomic Benchmark Report (%)Appendix E

Local Trade Area

Vehicles AvailableTotal Vehicles 10,536 12,210 --% Households with No Vehicle 8.4% -- --% Households with 1 Vehicle 25.4% -- --% Households with 2 Vehicles 43.5% -- --% Households with 3 Vehicles 15.4% -- --% Households with 4 Vehicles 4.5% -- --% Households with 5+ Vehicles 2.8% -- --Average Vehicles per Household 1.9 1.9 --

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 63: Lynden Retail Market Analysis

Appendix F

Summary Demographic Benchmark Report

(Regional Trade Area)

Page 64: Lynden Retail Market Analysis

Demographic 2000 2007 2012Total Population 41,985 47,420 50,495% Group Quarters Population 0.5% 0.5% 0.4%% Population in Family Households 88.4% -- --% Population in Non-Family Households 11.1% -- --Total Households 15,137 17,546 18,664% Households 1 Person 20.1% 22.1% 22.6%% Households 2 Persons 35.8% 35.9% 35.4%% Households 3 Persons 15.3% 14.9% 14.7%% Households 4 Persons 14.9% 13.9% 14.0%% Households 5 Persons 8.5% 7.8% 7.9%% Households 6 Persons 3.4% 3.2% 3.3%% Households 7+ Persons 2.0% 2.1% 2.1%Race and Ethnicity% White Population Alone 90.4% 89.8% 88.0%% Black Population Alone 0.5% 0.5% 0.6%% American Indian/Alaska Native Alone 1.3% 1.3% 1.5%% Asian/Hawaiian/Pacific Islander 1.9% 2.0% 2.5%% Other Population (Including 2+ Races) 5.8% 6.4% 7.4%% Hispanic Population 7.1% 8.3% 11.2%% Non-Hispanic Population 92.9% 91.7% 88.8%Population by Age% Age 0-5 8.4% 7.9% 7.4%% Age 6-13 13.8% 13.0% 12.4%% Age 14-17 7.1% 5.8% 5.7%% Age 18-20 3.8% 3.5% 3.8%% Age 21-24 3.9% 3.1% 4.2%% Age 25-29 5.3% 7.0% 6.4%% Age 30-34 6.2% 5.5% 5.4%% Age 35-39 7.8% 6.1% 5.5%% Age 40-44 8.0% 7.4% 6.5%% Age 45-49 7.8% 7.3% 6.8%% Age 50-54 6.6% 7.0% 7.2%% Age 55-59 4.9% 7.7% 8.0%% Age 60-64 4.0% 5.8% 6.7%% Age 65-69 3.6% 3.6% 4.4%% Age 70-74 3.2% 3.0% 3.4%% Age 75-79 2.6% 2.7% 2.6%% Age 80-84 1.6% 1.9% 1.9%% Age 85+ 1.4% 1.7% 1.7%Median Age Total Population 34.9 37.4 38.4Median Age Adult Population 44.2 46.7 48

Summary Demographic Benchmark Report (%)Appendix F

Regional Trade Area

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 65: Lynden Retail Market Analysis

Demographic 2000 2007 2012

Summary Demographic Benchmark Report (%)Appendix F

Regional Trade Area

Male Population by Age% Male Age 0-17 30.1% 29.1% 30.3%% Male Age 19-44 35.1% 29.9% 32.7%% Male Age 45-64 23.3% 28.2% 32.4%% Male Age 65-84 10.5% 11.6% 13.8%% Male Age 85+ 0.9% 1.2% 1.2%Median Age Male Population 34.3 36.9 37.9Median Age Adult Male Population 43.9 47.9 49Female Population by Age% Female Age 0-17 28.5% 24.4% 23.3%% Female Age 18-44 34.8% 35.6% 34.2%% Female Age 45-64 23.1% 27.3% 28.2%% Female Age 65-84 11.7% 10.6% 12.0%% Female Age 85+ 1.9% 2.1% 2.2%Median Age Female Population 35.6 37.7 38.7Median Age Adult Female Population 44.6 45.5 47Housing% Owner-Occupied Housing Units 57.3% -- --% Renter-Occupied Housing Units 22.4% -- --% Vacant Housing Units 20.4% -- --Total Owner-Occupied Housing Units -- 12,484 --Total Renter-Occupied Housing Units -- 5,033 --

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 66: Lynden Retail Market Analysis

Appendix G

Socioeconomic Benchmark Report (Regional Trade Area)

Page 67: Lynden Retail Market Analysis

Demographic 2000 2007 2012Population 41,985 47,420 50,495% Population Change 1990-2000 32.6% -- --

% Population Change 2000-2007 -- 12.9% --

% Population Change 2007-2012 -- -- 6.5%Households 15,137 17,546 18,664% Households Change 1990-2000 35.8% -- --

% Households Change 2000-2007 -- 15.9% --

% Households Change 2007-2012 -- -- 6.4%Average Household Size 2.8 2.7 2.7Families% Family Households 75.3% -- --

% Non-Family Households 4.6% -- --

% Population in Family Households 88.4% -- --

% Population in Non-Family Households 11.1% -- --

IncomePer Capita Income $19,706 $24,342 $27,360Average Household Income $54,765 $65,788 $74,021Median Household Income $43,380 $48,069 $53,385Aggregate Income ($ Million) $827 $1,154 $1,382Household Income% Household Income <$10,000 6.2% 4.9% 4.4%% Household Income $10,000-$14,999 5.5% 5.8% 5.3%% Household Income $15,000-$19,999 6.1% 6.3% 5.6%% Household Income $20,000-$24,999 5.8% 5.6% 5.2%% Household Income $25,000-$29,999 6.9% 6.1% 5.3%% Household Income $30,000-$34,999 6.9% 5.6% 5.3%% Household Income $35,000-$39,999 7.6% 5.8% 5.0%% Household Income $40,000-$44,999 7.1% 6.3% 5.4%% Household Income $45,000-$49,999 5.8% 5.6% 5.2%% Household Income $50,000-$59,999 10.1% 9.4% 9.8%% Household Income $60,000-$74,999 13.0% 14.0% 15.1%% Household Income $75,000-$99,999 10.6% 13.7% 16.5%% Household Income $100,000-$124,999 3.4% 4.6% 5.5%% Household Income $125,000-$149,999 1.2% 1.9% 2.2%% Household Income $150,000-$199,999 1.3% 1.6% 1.7%% Household Income $200,000+ 2.2% 2.7% 2.5%EducationTotal Educational Attainment Age 25+ 26,297 31,599 --

% No Schooling Completed 0.6% 0.5% --

% Nursery School through 4th Grade 0.2% 0.2% --

% 5th or 6th Grade 1.1% 1.1% --

% 7th or 8th Grade 3.9% 3.6% --

% 9th Grade 1.9% 1.8% --

Socioeconomic Benchmark Report (%)Appendix G

Regional Trade Area

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 68: Lynden Retail Market Analysis

Demographic 2000 2007 2012

Socioeconomic Benchmark Report (%)Appendix G

Regional Trade Area

% 10th Grade 2.5% 2.4% --

% 11th Grade 2.4% 2.3% --

% 12th Grade, No Diploma 3.4% 3.1% --

% High School Graduate (Includes Equivalency) 33.7% 34.4% --

% Some College <1 Year 9.5% 8.8% --

% Some College 1+ Years, No Degree 16.3% 16.1% --

% Associate Degree 5.1% 5.4% --

% Bachelor's Degree 13.3% 14.0% --

% Master’s Degree 4.1% 0.8% --

% Doctorate Degree 0.8% 4.3% --

% Professional School Degree 1.2% 1.2% --

Marital StatusMarital Status Age 15+ 31,947 36,707 --

% Never Married 21.7% 24.7% --

% Now Married 64.8% 65.4% --

% Divorced 8.1% 7.9% --

% Widowed 5.4% 2.0% --

Household by Type% Family Households 75.3% -- --

% Non-Family households 4.6% -- --

% 1 Person Households 20.1% -- --

% 2+ Person Households 79.9% -- --

% Married Couple Family 63.5% -- --

% Married Couple Family with Child <18 1.6% -- --

% Married Couple Family with No Child <18 34.6% -- --

% Male Householder 2.9% -- --

% Female Householder 28.9% -- --

Employment StatusPopulation by Employment Status 31,114 -- --

% Employed Civilians 62.2% -- --

% in Armed Forces 0.1% -- --

% Not in Labor Force 34.3% -- --

% Unemployed Civilians 3.4% -- --

Employment by Occupation% White-Collar Occupations 51.5% 52.0% --

% Blue-Collar Occupations 48.5% 48.0% --

% Management/Professional/Related 26.5% 26.8% --

% Service Occupation 16.3% 16.4% --

% Sales/Office 25.0% 25.1% --

% Farming/Fishing/Forestry 4.5% 4.4% --

% Construction/Extraction/Maintenance 11.5% 11.3% --

% Production/Transportation/Material Moving 16.1% 15.9% --

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 69: Lynden Retail Market Analysis

Demographic 2000 2007 2012

Socioeconomic Benchmark Report (%)Appendix G

Regional Trade Area

Vehicles AvailableTotal Vehicles 30,739 35,628 --% Households with No Vehicle 5.5% -- --% Households with 1 Vehicle 24.8% -- --% Households with 2 Vehicles 44.4% -- --% Households with 3 Vehicles 17.3% -- --% Households with 4 Vehicles 5.2% -- --% Households with 5+ Vehicles 2.8% -- --Average Vehicles per Household 2.0 2.0 --

Data Source: MapInfo Corporation© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Page 70: Lynden Retail Market Analysis

Appendix H

Population and Demographic Characteristic Maps

Page 71: Lynden Retail Market Analysis

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LyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLynden

CusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCuster

DemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDeming

1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE

3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES

Berthusen Memorial Park

Lake Terrell St Game Refuge

M H Park

Pioneer Park

EversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEverson

FerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndale

NooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksack

SumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumas

99

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Legend

Lynden Local Trade Area2007 Population Density

N

0 1.75 3.5

Miles

Trade Area Boundary

Distance Reference Rings

Water

2007 Population Densityby Block Group

1,330.1 To 3,793.6375.3 To 1,330.1194.9 To 375.3126.8 To 194.9

31.8 To 126.8

Appendix H

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LyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLynden

CusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCuster

DemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDeming

1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE

3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES

Berthusen Memorial Park

Lake Terrell St Game Refuge

M H Park

Pioneer Park

EversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEverson

FerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndale

NooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksack

SumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumas

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© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Legend

Lynden Local Trade Area2007 Daytime Population

N

0 1.75 3.5

Miles

Trade Area Boundary

Distance Reference Rings

Water

2007 Daytime Populationby Block Group

2,560 To 7,9001,890 To 2,5601,520 To 1,8901,050 To 1,520

380 To 1,050

Appendix H

Page 73: Lynden Retail Market Analysis

&

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LyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLynden

CusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCuster

DemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDeming

1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE

3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES

Berthusen Memorial Park

Lake Terrell St Game Refuge

M H Park

Pioneer Park

EversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEverson

FerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndale

NooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksack

SumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumas

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© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Legend

Lynden Local Trade Area2007 Median Household Income

N

0 1.75 3.5

Miles

Trade Area Boundary

Distance Reference Rings

Water

2007 MedianHousehold Income

by Block Group

$60,400 To $71,600$52,500 To $60,400$44,800 To $52,500$39,600 To $44,800$24,600 To $39,600

Appendix H

Page 74: Lynden Retail Market Analysis

&

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%

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LyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLynden

CusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCuster

DemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDeming

1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE

3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES

Berthusen Memorial Park

Lake Terrell St Game Refuge

M H Park

Pioneer Park

EversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEverson

FerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndale

NooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksack

SumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumas

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© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Legend

Lynden Local Trade Area2007 Median Age

N

0 1.75 3.5

Miles

Trade Area Boundary

Distance Reference Rings

Water

2007 Median Ageby Block Group

40.1 To 49.138.7 To 40.136.2 To 38.733.0 To 36.227.7 To 33.0

Appendix H

Page 75: Lynden Retail Market Analysis

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LyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLyndenLynden

CusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCusterCuster

DemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDemingDeming

1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE1 MILE

3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES3 MILES

Berthusen Memorial Park

Lake Terrell St Game Refuge

M H Park

Pioneer Park

EversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEversonEverson

FerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndaleFerndale

NooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksackNooksack

SumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumasSumas

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© 2006 MapInfo Corporation, Troy, New York. All rights reserved. 1-800-489-8829

Legend

Lynden Local Trade Area2007 Percent College Degree

N

0 1.75 3.5

Miles

Trade Area Boundary

Distance Reference Rings

Water

2007 % College Degreeby Block Group

33.67% To 38.98%28.18% To 33.67%23.39% To 28.18%20.30% To 23.39%12.59% To 20.30%

Appendix H

Page 76: Lynden Retail Market Analysis

Appendix I

Potential Additional Tenant List

Page 77: Lynden Retail Market Analysis

Category/TenantTarget GLA*

(Square Feet)

Target Traffic Count

(Vehicles/Day)Contact Name, Address,

Phone Number, and Website

Ross Dress for Less(Ross Stores, Inc.)

30,200 40,000 Gregg McGillisGroup Vice President, Real Estate4440 Rosewood Avenue, Building 4

Pleasanton, California 94588Phone: (925) 965-4400

Fax: (925) [email protected]

www.rossstores.com

T.J. Maxx(TJX Companies, Inc.)

29,000 to 65,000 N/A Eric J. CorpuzReal Estate for OR, WA, Northern CA1900 South Norfolk Street, Suite 350

San Mateo, California 94403Phone: (650) 577-2316

Fax: (650) [email protected]

TJX Companies, Inc.770 Cochituate Road

Framingham, Massachusetts 01701Phone: (508) 390-1000

www.tjx.comwww.tjxrealestate.com

The Dress Barn, Inc. 4,000 to 5,000 N/A Elise JaffeSenior Vice President, Real Estate

30 Dunnigan DriveSuffern, New York 10901

Phone: (845) 369-4500Fax: (845) 369-8001

[email protected]

Fashion Bug and Lane Bryant(Charming Shoppes, Inc.)

5,000 to 7,000 N/A Alan BobmanVice President, Real Estate

450 Winks LaneBensalem, Pennsylvania 19020

Phone: (215) 245-9100Fax: (215) 638-6919

[email protected]

Women's Apparel

Appendix IPotential Additional Tenant List

Lynden, Washington

General Family Apparel

*The data presented in this table represent target ranges for each individual retailer.

Page 78: Lynden Retail Market Analysis

Category/TenantTarget GLA*

(Square Feet)

Target Traffic Count

(Vehicles/Day)Contact Name, Address,

Phone Number, and Website

Casual Male XL(Casual Male Retail Group, Inc.)

3,500 to 4,000 40,000 Melissa S. MartinReal Estate

555 Turnpike StreetCanton, Massachusetts 02021

Phone: (781) 828-9300Fax: (781) [email protected]

www.casualmalexl.com

Western Warehouse(Corral West Ranchwear, Inc.)

8,000 to 10,000 N/A Larry HagerCFO/Executive Vice President – Real Estate

4519 Frontier Mall DriveCheyenne, Wyoming 82009

Phone: (307) 632-0951Fax: (307) 633-2631

[email protected]

Once Upon a Child(Winmark Corporation)

2,800 to 3,200 25,000 Paola OlsonReal Estate Manager

4200 Dahlberg Drive, Suite 100Minneapolis, Minnesota 55422-4837

Phone: (763) 520-8500Fax: (763) 520-8410

[email protected]

Payless ShoeSource 3,000 N/A Gayla CowanReal Estate – CO, ID, MT, NV, OR, UT, WA, WY

3231 Southeast Sixth StreetTopeka, Kansas 66601Phone: (785) 270-7802

Fax: (785) [email protected]

www.paylessshoesource.com

Naturalizer(Naturalizer Retailer)

1,200 N/A W. Bradley AdamsSenior Vice President/General Manager

8300 Maryland AvenueSaint Louis, Missouri 63105

Phone: (314) 854-4000Fax: (314) 854-4274

[email protected]

Men's Apparel

Children's Apparel

Shoe Store

*The data presented in this table represent target ranges for each individual retailer.

Page 79: Lynden Retail Market Analysis

Category/TenantTarget GLA*

(Square Feet)

Target Traffic Count

(Vehicles/Day)Contact Name, Address,

Phone Number, and Website

AAMCO Transmission 2,500 to 5,500 20,000 Pat DrinkwaterCenter Development/Real Estate Manager

201 Gibraltar RoadHorsham, Pennsylvania 19044

Phone: (800) 394-6116Fax: (215) 956-0340

www.aamco.com

Midas Auto Service Experts(Midas International Corp.)

4,500 to 5,000 N/A Alan FeldmanChairman/President/CEO

1300 Arlington Heights RoadItasca, Illinois 60143

Phone: (630) 438-3000Fax: (630) 438-3880www.midasinc.com

Medicine Shoppe International, Inc.(Cardinal Health, Inc.)

2,000 N/A Terry BurnsidePresident

One Rider Trail Plaza Drive, Suite 300Earth City, Missouri 63045

Phone: (314) 993-6000Fax: (314) 872-5500

[email protected]

Medicap Pharmacies(Owned by Cardinal Health, Inc. but operated separately)

2,500 N/A John PittarelliDirector, Store Development

4350 Westown Parkway, Suite 400West Des Moines, Iowa 50266

Phone: (515) 224-8400Fax: (515) 224-8415

[email protected]

Anna's Linens 7,000 to 15,000 N/A Pat BarberVice President, Real Estate

3550 Hyland AvenueCosta Mesa, California 92626

Phone: (714) 460-2802Fax: (714) 460-1750

[email protected]

Automotive Parts/Repair Shop

Pharmacy/Drug Store

Home Furnishings Store

*The data presented in this table represent target ranges for each individual retailer.

Page 80: Lynden Retail Market Analysis

Category/TenantTarget GLA*

(Square Feet)

Target Traffic Count

(Vehicles/Day)Contact Name, Address,

Phone Number, and Website

MudBay 3,000 to 5,000 N/A Lars and Marisa Wulff Co-CEOs

2900 37th Avenue SWOlympia, Washington 98512

Phone: (360) 709-0074Fax: (360) 709-0083

[email protected]

Wild Birds Unlimited 1,600 to 2,400 25,000 Linda GilkersonFranchise Development Manager

11711 North College Avenue, Suite 146Carmel, Indiana 46032Phone: (317) 571-7100

Fax: (317) [email protected]

www.wbu.com

Three Dog Bakery 1,000 to 2,000 N/A Kathy WarrenVice President/Real Estate1843 North Topping AvenueKansas City, Missouri 64120

Phone: (816) 474-3647Fax: (816) 474-2171

[email protected]

Play It Again Sports(Winmark Corporation)

2,500 to 3,500 25,000 Paola OlsonReal Estate Manager

4200 Dahlberg Drive, Suite 100Minneapolis, Minnesota 55422-4837

Phone: (763) 520-8500Fax: (763) 520-8410

[email protected]

Sporting Goods Store

Pet/Pet Supplies Store

*The data presented in this table represent target ranges for each individual retailer.

Page 81: Lynden Retail Market Analysis

Category/TenantTarget GLA*

(Square Feet)

Target Traffic Count

(Vehicles/Day)Contact Name, Address,

Phone Number, and Website

GameStop, EB Games, Electronics Boutique(GameStop Corp.)

1,000 to 2,000 N/A Marc SummeySenior Vice President,

Development/Real Estate625 Westport Parkway

Grapevine, Texas 76051Phone: (817) 424-2000

Fax: (817) [email protected]

www.gamestop.com

Gaes Workshop(Games Workshop Retail, Inc.)

1,000 N/A Tim GoinsReal Estate

6711 Baymeadow DriveGlen Burnie, Maryland 21060

Phone: (410) 590-1400Fax: (410) 590-1444

[email protected]

Toy/Hobby Store

*The data presented in this table represent target ranges for each individual retailer.