Changes in traffic flow definitely does have an affect on the viability of many different types of businesses, although not all. But, why that is so, seems to have eluded some posters to the list. The most obvious of course is the following: Heavy traffic especially during peak periods like rush hours is at best a mixed advantage. The gains come from the increased visibility a store or enterprise receives. Its presence is in effect a billboard for its business. The more cars passing, the more eyes that see that the store exists. Better than a billboard, this type of advertising not only lets potential customers know a store exists, but concretely where it is, and demonstrably indicates that it is within the range and or access of the passerby. Rush hours are busier for many types of stores as many more people are out and about, and for those who know that XYZ is on 38th or whatever, they can plan to stop in the AM or PM to or from work. The negative is that it is harder to find parking during the rush hour, as others are seeking the same available parking while some otherwise available parking may be unavailable as a result of rush hour parking restrictions. For most businesses, customers have to first know of their existence, then their location, and then have access before the customer gets a chance to see their goods and services to make a buying decision. Increasing visibility leads to more people seeking access, this in turn leads to more people though the front door, and the merchant hopes more people willing to buy.
But traffic by itself is not the entire story. Ease of access is. And this is where the Lake Street 35W interchange makes the most sense from an economic development perspective. Ease on and off a freeway are critical factors for most people most of the time. A side trip to or from work or whatever mission the driver may be on is feasible if the person can pull off 35W hit a destination somewhere on or near Lake street and then quickly and easily continue their trip to their primary destination. The value of this quick on off concept should be easy for most anyone to understand. Access can be viewed like a watershed. Different stores and businesses have varied pulling radiuses or watersheds. A community level grocery store may draw people from an entire neighborhood or more, while a convenience grocery may pull from a much smaller area. If one lives in Austin and wants to see a Twin's game live, they will travel a long distances to see a game, while others much closer may choose to never see a game ever. The distance a customer is willing to travel to a business is frequently measured in miles and often represented by a nice circle drawn on a map indicating the businesses' draw area. These draw area circles are more accurately drawn not in terms of miles a person is willing to drive to get to a store, but rather the minutes a person is willing to drive to get to a store. Better access at Lake will push out the draw area radius for every business located on Lake street to the extent it makes access to their location more efficient. By pushing out the drawing radius, it increases the total number of perspective customers. The business will still need to lure them in, but opportunity exists where it might not have otherwise. Finally, Lake street is a old-fashioned shopping center, without structured parking, without a Mall Santa, or a co-op advertising budget. As such it is hardly unique, but the mix of goods and services available on the Lake street corridor is. Lake Street businesses will attract buyers from well beyond the city limits if they can come and go quickly and easily. As exposure builds, more and more opportunities to do additional business will occur to the visitor as they travel up and down the street, building increased economic health for the area over time. The speed at which economic development occurs will depend in part on what the Lake street community does to invite people to the area, but the infrastructure component is the essential initial ingredient. Earl Netwal Nokomis Village, but with extensive practical experience along Lake and Nicollet, a long time student of economic factors affecting the city and its peoples. _______________________________________ Minneapolis Issues Forum - A City-focused Civic Discussion - Mn E-Democracy Post messages to: mailto:[EMAIL PROTECTED] Subscribe, Unsubscribe, Digest, and more: http://e-democracy.org/mpls
