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Advisory Services and Research Projects

Real Estate Development and Reuse

We work with communities to:

• Redevelop a particular site or area
• Support area redevelopment and private sector investment
• Adapt strategies for brownfields redevelopment

Whitewater Park Market Feasibility and Economic Impact (2007)
Location: Dayton, Ohio

Five Rivers MetroParks commissioned a feasibility study for the proposed RiverScape Whitewater Park. As a subcontractor to the McLaughlin Whitewater Design Group (MWDG), IEDC prepared the market feasibility and economic impact study for this proposed downtown Dayton whitewater course. IEDC also worked with MWDG on incorporating market considerations into the park design.

Courthouse Square Redevelopment Feasibility Analysis (2003)
Location: Arlington, VA

IEDC worked with Arlington County Economic Development to evaluate the market and financial feasibility of Courthouse Square, the mixed-use commercial center anchored by county government offices. Arlington County wished to further develop the area as the county’s civic core. The IEDC team evaluated the supply and demand of the office, hotel and performing arts markets and developed options for project phasing and implementation.

Chemical Plant Redevelopment Strategy (2003 – 2004)
Location: City of Louisville, Kentucky IEDC evaluated the 17-acre former Rhodia chemical plant located in an underutilized industrial area just south of the central business district. The plant, - purchased by the city, had been closed for 10 years. The IEDC team examined options for redevelopment and marketing to recommend a course of action. The site was complicated by the need to cleanup the contamination and remove a number of obsolete structures.

The team toured the site and met with key public and private sector officials. At the end of the site visit, the team presented preliminary recommendations to the city leadership including the mayor and heads of the Port and Metro Development Authorities. The presentation included a SWOT analysis, likely end users, and recommendations concerning environmental remediation, site preparation, subdivision, master development, speculative building development, and area-wide branding and revitalization.

Revitalization Strategy for the Fiesta Mall Super-Regional Retail District (2003 – 2004)
Location: City of Mesa, Arizona

The City of Mesa retained IEDC, in cooperation with the International Council of Shopping Centers (ICSC), to develop a strategy for reinventing the Fiesta Mall regional retail district. Having served as the city’s retail flagship property since its construction in 1979, Fiesta Mall was -under significant competition from newer retail centers nearby. The expert panel examined ways to reposition the district to compete effectively with current and proposed retail development.

The team made preliminary recommendations in a public meeting at the close of the site visit. The recommendations focused on improvements to the mall property and surrounding area, branding, and linkages. The team also identified contingency plans in case the mall lost one or more anchor tenants. Subsequent to the site visit, IEDC prepared a final report that included recommendations and case studies.

Milling Site Redevelopment Strategy (2003)
Location: City of Springfield, MO

The City of Springfield retained IEDC to examine the redevelopment feasibility of the MFA Milling site, a former brownfield that had been cleaned up through the state’s voluntary clean-up program. The site, a former grain storage mill, had been idle for many years and had recently been purchased by the city for redevelopment. An IEDC advisory services panel evaluated the site and other surrounding properties and projects and assessed real estate activities in the city and region. The advisory team recommended mixed-use development and funding options for the site.

Research Park Assessment at the University of South Florida—University of South Florida Research Foundation (2001)
Location: Tampa, FL

IEDC assisted the University of South Florida (USF) to assess the strengths and advantages for the development of a research and technology park. IEDC assembled an expert panel and visited the Tampa Bay area to interview key policymakers and discuss pertinent data. The final report examines USF’s resource base and assesses local capacity and commitment for a research park. Specifically, the project examined:

• University research funding and activity
• Regional technology sector vitality
• Priority level of technology in regional economic development activities
• University priority level for research park development
• University support for technology commercialization
• Challenges and obstacles for research park development

Market Assessment and Feasibility Study: 7th and P Streets—North Capitol Neighborhood Development [NCND] (2001)
Location: Washington, DC

IEDC conducted a market assessment and financial analysis for a city-owned parcel with a particular focus on the potential for commercial development. IEDC conducted research using secondary data sources and primary sources such as interviews with residents, business owners, real estate brokers, developers, restaurant representatives, and the staff of NCND. Additional primary research included a focus group with residents from the immediate neighborhood and windshield surveys. The final report included a description of the site, market assessment, discussion of development alternatives, development recommendations, financial analysis, and a recommended organizational approach to development.

Feasibility Analysis: Gordon Square Arts and Entertainment Initiative—Detroit Shoreway Community Development Organization (2000)
Location: Cleveland OH

Detroit Shoreway Community Development Organization (CDO) retained IEDC to assess the feasibility of an art film theater and the potential of developing an arts district. Detroit Shoreway CDO wanted to capitalize on the presence of artists and to renovate an old film theater, The Capital, to propel new life in Gordon Square. To determine the feasibility of the project, IEDC examined national models of successful neighborhood-based art districts/art film theaters and the Cleveland independent and art film markets. IEDC analyzed the feasibility of the proposed renovation and the urban environment (anchors, retail support, public amenities and infrastructure) needed to make Gordon Square a successful entertainment destination.

Minneapolis Whitewater Venue Feasibility—Minnesota Department of Natural Resources (1999)
Location: Minneapolis, Minnesota

The Minnesota Department of Natural Resources requested that IEDC, in collaboration with a team of engineers and architects, analyze the feasibility of constructing and/or operating a whitewater paddling venue in Minneapolis, Minn. IEDC participated in public hearings and prepared portions of the final report that included social impacts, market analyses, economic impacts, and operational and financial planning. The market and economic impact analysis required research into the international trends of whitewater sports and racing venues.

Industrial Site Development Feasibility—Office of Economic Development (2000)
Location: City of Wheeling, WV

The City of Wheeling’s Office of Economic Development retained IEDC to examine the redevelopment feasibility of five industrial/commercial sites. An IEDC advisory panel visited Wheeling and evaluated the five designated sites and other sites in the city and surrounding counties. The team also evaluated existing and potential economic development tools for the city. The IEDC advisory team summarized its five main recommendations and presented them to the Mayor and other city officials at the end of the visit.

Wilmington Civic Arena Feasibility (1998)
Location: Wilmington, Delaware

IEDC prepared a report on the market feasibility and economic impacts of a proposed civic arena in Wilmington, Del. IEDC examined minor league sports, issues in attracting and retaining teams, and the attendance projections for a new minor league team. IEDC prepared case studies detailing funding requirements for construction and operations. IEDC also looked at location, design, cost and operating issues. IEDC estimated both fiscal and economic impacts.

Brownfields Redevelopment Charettes—U.S. Environmental Protection Agency (1997-1998)
Location: Utah & Massachusetts

As part of a larger contract with the U.S. Environmental Protection Agency (EPA), IEDC designed charettes—hands-on, participatory workshops—for EPA’s Brownfield Showcase Communities. The goal of the charettes is to convene key stakeholders to talk through concerns and educate each other on the particular brownfield redevelopment areas and issues in their community. At the end of this day-long process, participants created a plan to carry out specific actions. Specific charette topics included finance, liability, land use and marketing. IEDC has worked with Salt Lake City and Lowell, Massachusetts on charettes for their communities.

North Tryon Street Corridor Redevelopment Strategy (1997)
Location: Charlotte, North Carolina

An IEDC technical advisory team developed a revitalization strategy for one of Charlotte’s main corridors, North Tryon Street. North Tryon Street is primarily a business corridor but has a strong impact on the surrounding residential neighborhoods. IEDC provided recommendations on business development, land use, real estate development, infrastructure improvements and organizational approaches that support revitalization.

Scranton Department Store Reuse (1997)
Location: Scranton, Pennsylvania

IEDC evaluated the potential for reuse of the Globe building, a vacant downtown department store in Scranton. The IEDC team evaluated the market for various retail and office uses and explored options to integrate the Globe Building with an adjacent mall, a cinema and parking. IEDC conducted a financial analysis of the likely reuse option. A company offered to acquire and redevelop the building shortly after IEDC’s work was completed.

Site Assessment for the Gateway Economic Development Corporation of Greater Cleveland (1996)
Location: Cleveland, Ohio

An IEDC technical advisory team traveled to Cleveland to assist the Gateway Economic Development Corporation of Greater Cleveland to assess potential development courses for a parcel of vacant property. The property is adjacent to Jacobs Field, the city’s landmark baseball park in the downtown Gateway District. The corporation asked IEDC to evaluate the property’s suitability for development as a hotel, retail, housing or entertainment project.

Strategies for Commercial Districts (1996)
Location: Lower Merion Township, Pennsylvania

IEDC was retained by the Lower Merion Township to conduct an evaluation of major commercial districts within the township, a prestigious suburban Philadelphia community of 58,000. The township sought to develop an economic strategy, short- and long-term implementation plans and an organizational structure. The IEDC team identified five major strategic issues and made recommendations concerning information needs, goals and objectives, economic development tools, parking, and traffic flow. Finally, the IEDC team specified steps to implement the recommendations.

Impact Assessment of the Chester County Galleria (1995)
Location: Uwchlan Township, Pennsylvania

IEDC conducted an impact analysis of a proposed regional shopping mall in Uwchlan Township. IEDC's advisory team interviewed township and county officials, representatives from the development company, local business leaders, and members of the community. The results of these interviews were combined with an exhaustive fiscal impact analysis. The development company, township, county and school district moved forward with an understanding of how the proposed mall would affect township revenues and expenditures, public safety issues, traffic, local businesses and living conditions.

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