Sample Land Use Analysis

Columbia, TN
Land Use Analysis and Recommendation
November 2012
Prepared by
Columbia, TN
Northeast Quadrant of James Campbell Boulevard & Carmack Boulevard
IMMEDIATE AREA
The property consists of multiple lots to be assembled and book-ends Columbia’s regional
retailing east corridor. The corner property is well located and offers the potential for single
or multi-tenant development. The businesses surrounding the property are primarily retail
and commercial. There are also three automobile dealerships located in the immediate
area that bring a regional draw to the intersection. The property benefits from strong traffic
counts on both James Campbell Boulevard and Carmack Boulevard.
Site Location and Details
TRAFFIC SIGNAL
Yes
James Campbell Boulevard & Carmack Boulevard
VISIBILITY
Excellent
ACCESSIBILITY
Good
The corner property and has complete vehicular
circulation via James Campbell Boulevard, Penny
Avenue, Dyer Street and Carmack Boulevard.
PARKING
Not applicable; new development property.
TRAFFIC COUNTS
James Campbell Boulevard 24,218
Carmack Boulevard 15,480
AREA RETAIL
Ace Hardware
Advance Auto Parts
Aldi
AutoZone
Captain D’s
Legend’s Restaurant
O’Charley’s
O’Reilly’s
Save-a-Lot Grocery
Tractor Supply Company
PROPERTY ATTRACTIVENESS/CONDITION
Not applicable; new development property.
VACANCIES
Not applicable; new development property.
COMMENTS
• Property assemblage will be required.
• There will be some site development costs associated with the property.
• The north side of the property is lower and will
require some fill.
• Good traffic counts exist on both James Campbell Boulevard and Carmack Boulevard.
• Carmack Boulevard is the eastern edge of Columbia’s regional retail corridor.
• Automobile dealerships are a strong draw for
the intersection.
HIGHEST & BEST USE
Property is best suited for freestanding retail, small
strip center development, quick-serve restaurants
and/or casual sit-down restaurants.
Columbia, TN
Gordon Property - South of James Campbell Boulevard & Trotwood Avenue
SIZE
Approximately 48 Acres
IMMEDIATE AREA
The undeveloped property book-ends Columbia’s regional retailing west corridor. The property is well located and offers the potential for a flagship mixed-use development with a
strong regional draw. Maury Regional Hospital, with 275 beds serving an eight county area,
is located on the north side of the intersection. The property has high traffic counts on both
James Campbell Boulevard and Trotwood Avenue.
Site Location and Details
TRAFFIC SIGNAL
Yes
James Campbell Boulevard & Trotwood Avenue |
Trotwood Avenue & Country Club Lane
VISIBILITY
Limited
The property has limited visibility from the
intersection due to buildings occupied by Pearle
Vision and First Farmers and Merchants Bank.
James Campbell Boulevard (traveling southeast)
Poor – visibility improves after passing the bank.
James Campbell Boulevard (traveling northwest)
Good – after passing Union Place
Trotwood Avenue (traveling northeast)
Good Trotwood Avenue (traveling southwest)
Good – after passing Pearle Vision
ACCESSIBILITY
Good
The property has complete vehicular circulation via
James Campbell Boulevard, Trotwood Avenue and
Country Club Lane/Union Place.
PARKING
Not applicable; undeveloped property.
TRAFFIC COUNTS
James Campbell Boulevard 28,788
Trotwood Avenue 20,895
AREA RETAIL
Arby’s
Baskin Robbins
Big Lots
Burger King
Dunkin Donuts
KFC
Kroger
Long John Silver’s
McDonalds
Papa Murphy’s Pizza
Pearle Vision
Sears
Taco Bell
Walgreen’s
Wendy’s
PROPERTY ATTRACTIVENESS/CONDITION
Not applicable; new development property.
VACANCIES
Not applicable; undeveloped property.
COMMENTS
• Maury Regional Hospital has an eight-county
draw area serving approximately 250,000
people, which is a major plus for this property.
• Traffic counts for both James Campbell
Boulevard and Trotwood Avenue are very good.
• This is the largest tract of undeveloped property
in Columbia’s retail corridor offering excellent
mixed-use opportunities.
• There will be substantial site development costs
associated with the property:
a.Creek/low area fronts James Campbell Boulevard and must be addressed in order to
develop pad sites.
b.Dirt fill will be required to equalize the site.
c.The site descends toward the creek that
parallels James Campbell Boulevard.
d.Traffic signal at James Campbell Boulevard and
Union Place.
e.Trotwood Avenue (2 lane) will need to be
improved.
f. Utility easement bisects the property (north
to south) and reduces useable property for
development
g.Once redeveloped, Columbia Mall will be a
primary competitor to the property.
HIGHEST & BEST USE
This property is best suited for mixed-use
sectors including freestanding retail, strip center
development, quick-serve restaurants and/or
casual sit-down restaurants, office/medical office
development and residential development.
Columbia, TN
Northwest Quadrant of US-31 & US-412
IMMEDIATE AREA
The area surrounding the property is primarily service-oriented and dominated by commercial businesses and quick-serve restaurants. There are two automobile dealerships located
just south of US 412 that bring a regional draw to the intersection. The property is well
located to take advantage of the strong commuter traffic counts along US-31 and US-412.
Site Location and Details
TRAFFIC SIGNAL
Yes
US-31 and US-412
VISIBILITY
Limited
The property has limited visibility from east bound
traffic on US-412 due to trees and foliage that span
the property fronting US-412, all of which can be
removed.
US-31 (traveling south)
Good
US-31 (traveling north)
Good
US-412 (traveling east)
Fair
Will improve once trees and foliage are removed
TUS-412 (traveling west)
Good
ACCESSIBILITY
Limited
There is no access to the property from US-412
due to the property’s depth and the design of the
intersection. Access to the property from US-31 is
good.
PARKING
Not applicable; undeveloped property.
TRAFFIC COUNTS
US-31
34,003
US-412
19,400
AREA RETAIL
Advance Auto Parts Burger King
Dollar General
Hardees
McDonalds
Pizza Hut
Shipley’s Donuts
Subway
Taco Bell
Waffle House
PROPERTY ATTRACTIVENESS/CONDITION
The three buildings would need to be razed to fully
take advantage of the property’s potential.
VACANCIES
Not applicable.
COMMENTS
* The property is primarily flat, but fill will be
required to the north side of the lot that is
closest to US-412
* Automobile dealerships are a strong draw for
the intersection
* US-31, north of US-412, has the highest traffic
counts in Columbia.
HIGHEST & BEST USE
This property is best suited for freestanding retail,
small service strip center development, quick-serve
restaurants and/or casual sit-down restaurants.
Columbia, TN
Campbell Property - Southside of James Campbell Boulevard between Keith Drive & Campbellsville Pike
SIZE
Approximately 5 acres
IMMEDIATE AREA
This property is located in the area of the retail corridor that is in need of redevelopment and
an infusion of higher-tier businesses. The immediate area is primarily service retail-oriented but
many of the properties are substandard, in poor condition and not serving their highest and
best uses. Currently on the property, there is a small multi-tenant metal building fronting James
Campbell Boulevard that contains a fast cash business, furniture store and insurance company.
The remainder of the property is undeveloped. The property is well located and has the potential
for single or multi-tenant development. The property benefits from strong traffic counts on both
James Campbell Boulevard.
AREA RETAIL
Advance Auto Parts AutoZone
Gateway Tire
Sonic
Zaxby’s
Site Location and Details
TRAFFIC SIGNAL
Yes
James Campbell Boulevard & Campbellsville Pike
VISIBILITY
Poor
The property has poor visibility due to its
configuration and limited frontage on James
Campbell Boulevard. Gateway Tire and the small
multi-tenant building with the convenience store,
fast cash business and tattoo shop, obstruct the
property’s visibility until you are immediately in front
of the property.
ACCESSIBILITY
Adequate
There are three points of ingress/egress to the
property:
a.Campbellsville Pike (signalized)
b.Keith Drive
c.James Campbell Boulevard.
(There is no median cut across at the James
Campbell Boulevard, but there is one just east of the
property.)
PARKING
Not applicable; new development property.
TRAFFIC COUNTS
James Campbell Boulevard
24,218
Campbellsville Pike
5,071
Keith Drive
N/A
Aldi
Carquest Auto Parts
Pizza Hut
Verizon
PROPERTY ATTRACTIVENESS/CONDITION
Not applicable; new development property.
VACANCIES
Not applicable; new development property.
COMMENTS
• Existing building fronting James Campbell
Boulevard will need to be razed to improve
visibility and ingress/egress to the property.
• Lack of visibility is a major limiting factor to the
property’s retail development opportunity.
• This property is considered an in-line property
because corners are under different ownership
and have been developed. This is a limiting
factor.
• There will be substantial site development
costs associated with this property due to its
topography and need to equalize the site.
• The property benefits from good traffic counts
on James Campbell Boulevard.
• The property would be an excellent site for
development and would significantly enhance
the immediate area if Gateway Tire, Carquest
Auto Parts, Super Speed Car Wash and the
building with a convenience store, fast cash
business and tattoo shop could be assembled
and added.
HIGHEST & BEST USE
This property is best suited for destination-oriented
freestanding retail or small strip center development.
Columbia, TN
Columbia Mall - North of James Campbell Boulevard & Shady Brook Street
IMMEDIATE AREA
Columbia Mall is the heart of Columbia’s regional retail corridor. The area surrounding the mall
is primarily retail-oriented with numerous developments containing a high volume of national
retailers and restaurants. In its current condition, Columbia Mall is struggling. Redevelopment will
allow the ownership to attract high-tier retailers, positioning the mall as a strong retail destination
for the area.
Site Location and Details
TRAFFIC SIGNAL
Yes
James Campbell Boulevard & Shady Brook Street
James Campbell Boulevard & unnamed mall
entrance
James Campbell Boulevard & Brookmeade Drive
VISIBILITY
Excellent
Columbia Mall sits lower than James Campbell
Boulevard, but has excellent visibility.
ACCESSIBILITY
Good
PARKING
Good
Ample parking fields around mall.
TRAFFIC COUNTS
James Campbell Boulevard
Shady Brook Street Brookmeade Drive
AREA RETAIL
Belk
Dunham’s Sports
Firehouse Subs* Hobby Lobby
Jet’s Pizza*
Papa John’s Pizza* Rack Room Shoes Subway*
Wal-Mart Supercenter
*All in Shadybrook Plaza
28,788
N/A
N/A
Bruster’s Ice Cream
Fantastic Sam’s*
Goody’s
JC Penney
Krystal’s*
Office Depot
Ross
TJ Maxx
PROPERTY ATTRACTIVENESS/CONDITION
Columbia Mall is in need of a complete renovation.
VACANCIES
Many vacancies in the mall; Maury Regional Hospital
leased one of the anchor spaces.
COMMENTS
* Excellent location in Columbia’s regional retail corridor,
but the mall must be redeveloped to achieve the full
potential as a regional retail destination.
* De-malling presents an excellent opportunity for the
mall.
* The mall has more immediate potential than the 48
undeveloped acres located at James Campbell Boulevard
and Trotwood Avenue. Whichever property that
redevelops/develops first, will most-likely become the
dominant retail destination.
* The redevelopment of the mall will benefit the
surrounding retail properties due to increased consumer
traffic.
HIGHEST & BEST USE
Re-configuring the mall to a traditional strip center (de-malling)
is the best long-term opportunity. Once redeveloped, the mall
is best suited for regional strip center users including anchor
retail, smaller box retail, specialty retail, grocers, quick-serve
restaurants and/or casual sit-down restaurants.
Columbia, TN
Northeast Quadrant of James Campbell Boulevard & Highland Avenue
IMMEDIATE AREA
The property is considered three buildings (Columbia Vacuum/Appliance, Tabacco
Warehouse, former automotive repair and former used car lot). It is located in the area of
the retail corridor that is in need of redevelopment and infusion of higher-tier businesses.
The immediate area is primarily service retail-oriented but many of the properties are
substandard, in poor condition and not serving their highest and best uses. The property
is well located with good visibility but with very limited drive- up appeal. The property
benefits from strong traffic counts on James Campbell Boulevard.
Site Location and Details
TRAFFIC SIGNAL
No
VISIBILITY
Good
ACCESSIBILITY
The property is located on a corner and has good
accessibility with three points of ingress/egress from
James Campbell Boulevard and one from Keith Drive.
PARKING
Limited, pull-in parking except for former used car lot
that has ample parking.
TRAFFIC COUNTS
James Campbell Boulevard
28,788
Keith Drive
N/A
AREA RETAIL
AutoZone
Aldi
Advance Auto Parts
Zaxby’s
Verizon
Pizza Hut
Sonic
Carquest Auto Parts
Gateway Tire
PROPERTY ATTRACTIVENESS/CONDITION
Immediate need for redevelopment.
VACANCIES
Former automotive repair and former used car lot
are vacant.
COMMENTS
• Good location and strong candidate for
redevelopment and re-tenanting with a highertier businesses.
• Great visibility.
• One ownership for the buildings would be ideal
for for redevelopment control and consolidated
pylon signage.
• Shallow lot depth lends itself for redevelopment
instead of new development.
• Good traffic counts on James Campbell
Boulevard.
HIGHEST & BEST USE
Property is best suited for service businesses and
small service-retail.
Columbia, TN
Northwest Quadrant of James Campbell Boulevard & Carmack Boulevard
IMMEDIATE AREA
The property (multiple lots may be assembled) book-ends Columbia’s regional retailing
corridor (east). The property is extremely well located with a great deal of frontage on
James Campbell Boulevard and has the potential for single or multi-tenant development.
There are two additional automobile dealerships located in the immediate area and bring a
regional draw to the intersection. The property benefits from strong traffic counts on both
James Campbell Boulevard and Carmack Boulevard.
Site Location and Details
TRAFFIC SIGNAL
Yes.
James Campbell Boulevard & Carmack Boulevard
TRAFFIC COUNTS
James Campbell Boulevard Carmack Boulevard VISIBILITY
Excellent
AREA RETAIL
Tractor Supply Company
Save-a-Lot Grocery
O’Charley’s
AutoZone
Advance Auto Parts
ACCESSIBILITY
Good. The corner property and has complete
vehicular circulation via James Campbell Boulevard,
Thomas Avenue, Alexander Lane and Carmack
Boulevard.
PARKING
Not applicable; new development property.
24,218
15,480
Captain D’s
Ace Hardware
O’Reilly’s Auto Parts
Aldi
Legend’s Restaurant
PROPERTY ATTRACTIVENESS/CONDITION
Not applicable; new development property.
VACANCIES
Not applicable; new development property.
COMMENTS
• The property is higher than James Campbell
Boulevard street level.
• Property assemblage may be an option but not
necessary for a successful development.
• Advance Financial is located on the hard-corner
and is not the highest & best use of the lot.
• Good traffic counts on both James Campbell
Boulevard and Carmack Boulevard.
• Carmack Boulevard is the eastern edge of
Columbia’s regional retail corridor.
• Automobile dealerships are a strong draw for
the intersection.
HIGHEST & BEST USE
Property is best suited for freestanding retail, strip
center development, quick-serve restaurant and/or
casual sit-down restaurant.
Columbia, TN
Former Southern Family Markets | Shadybrook Plaza - North of James Campbell Boulevard & Shady Brook Street
SIZE
Approximately 48,125 square feet
IMMEDIATE AREA
The shopping center is located in the heart of Columbia’s regional retailing corridor.
The area surrounding the space is primarily retail-oriented. The shopping center has a
number of retail/restaurant outbuildings that obstruct visibility from James Campbell
Boulevard. The shopping center is adjacent to Columbia Mall, which is a candidate for full
redevelopment and re-tenanting.
Site Location and Details
PROPERTY ATTRACTIVENESS/CONDITION
The shopping center is attractive and appears to
be in good condition. The façade of the available
space will most-likely be renovated if the space is
subdivided into smaller spaces.
VACANCIES
Other than the 48,125-square-foot space, there are
only three small spaces for lease in the shopping
center.
TRAFFIC SIGNAL
Yes
James Campbell Boulevard & Shady Brook Street
VISIBILITY
Poor to Good
The intersection is a “T” intersection. Shady Brook
Street does not extend southwest of James Campbell
Boulevard. The shopping center fronts Shady Brook
Street, and there are three outbuildings that limit
visibility from James Campbell Boulevard.
James Campbell Boulevard (traveling SE) Poor
James Campbell Boulevard (traveling NW)
Poor – partially obstructed by outbuildings
Shady Brook Street (traveling SW) Good ACCESSIBILITY
Good. The shopping center is on a corner property
and faces Shady Brook Street. There is one point of
ingress/egress on James Campbell Boulevard and
three on Shady Brook Street.
PARKING
Good
There is ample parking field in front of space.
TRAFFIC COUNTS
James Campbell Boulevard
28,788
Shady Brook Street
N/A
AREA RETAIL
Tractor Supply Company
Belk
Dunham’s Sports
Firehouse Subs* Hobby Lobby
Jet’s Pizza*
Papa John’s Pizza* Rack Room Shoes Subway*
Wal-Mart Supercenter
*All in Shadybrook Plaza
Captain D’s
Bruster’s Ice Cream
Fantastic Sam’s*
Goody’s
JC Penney
Krystal’s*
Office Depot
Ross
TJ Maxx
COMMENTS
• The shopping center is attractive, but severely
challenged due to its limited visibility from
James Campbell Boulevard.
• Due to the shopping center’s lack of visibility
and the mall having minimal consumer traffic,
prospects for filling the space are limited.
Prospects must be destination-oriented and
willing to advertise.
• The space will most-likely be subdivided into two
or more spaces. This is a major decision for the
property owner who must deal with the depth
of the space and the high cost of construction.
• The demand for the available space will
increase once Columbia Mall is redeveloped and
consumer traffic increases
HIGHEST & BEST USE
In the short-term, the property may be best suited
for uses other than retail unless the ownership is
willing to sub-divide the space. Once Columbia Mall
is redeveloped and consumer traffic increases in the
area, the property will be again be best suited for
retail.
Columbia, TN
Southwest Quadrant of James Campbell Boulevard & Campbellsville Pike
IMMEDIATE AREA
This property is located in the area of Columbia’s retail corridor that is in need of
redevelopment and an infusion of higher-tier businesses. It is currently occupied by a
convenience store, fast cash business and tattoo shop. The corner property is well located
and has the potential for single or dual-tenant development. There is a vacant lot behind
the businesses that could enhance the property’s potential. The property benefits from
strong traffic counts on James Campbell Boulevard.
Site Location and Details
TRAFFIC SIGNAL
Yes
James Campbell Boulevard & Campbellsville Pike
VISIBILITY
Good
ACCESSIBILITY
Good
PARKING
Limited
TRAFFIC COUNTS
James Campbell Boulevard 24,218
Campbellsville Pike 5,071
AREA RETAIL
Advance Auto Parts
AutoZone
Gateway Tire
Sonic
Zaxby’s
Aldi
Carquest Auto Parts
Pizza Hut
Verizon
PROPERTY ATTRACTIVENESS/CONDITION
The existing buildings are unattractive and in poor
condition. Hand-painted signage and wall art further
detract from the buildings’ appearance.
VACANCIES
None
COMMENTS
• The property benefits from good traffic counts
on James Campbell Boulevard.
• Additional property may possibly be assembled
(Super Speed Car Wash and Campbell property).
HIGHEST & BEST USE
The property is best suited for freestanding retail,
small strip center development (“L” configuration),
quick-serve restaurants and/or casual sit-down
restaurants.
Columbia, TN
Southwest Quadrant of James Campbell Boulevard & Carmack Boulevard
IMMEDIATE AREA
This property is currently occupied by an automotive dealership. The corner property
is well located and has the potential for single or multi-tenant development. There two
additional automobile dealerships located in the immediate area that bring a regional
draw to the area. The property benefits from strong traffic counts on both James Campbell
Boulevard and Carmack Boulevard.
Site Location and Details
TRAFFIC SIGNAL
Yes
James Campbell Boulevard & Carmack Boulevard
VISIBILITY
Excellent
ACCESSIBILITY
Good
Median cut on James Campbell Boulevard does
not line up exactly with property, but vehicular
circulation is adequate
PARKING
Not applicable; new development property.
TRAFFIC COUNTS
James Campbell Boulevard 24,218
Carmack Boulevard 15,480
AREA RETAIL
Advance Auto Parts Ace Hardware
Aldi
AutoZone
Captain D’s
Legend’s Restaurant
O’Charley’s O’Reilly’s Auto Parts
Save-a-Lot Grocery
Tractor Supply Company
PROPERTY ATTRACTIVENESS/CONDITION
Not applicable; new development property.
VACANCIES
Not applicable; new development property.
COMMENTS
• There will be some site development costs
associated with the property. The property is at
street-level on Carmack Boulevard but falls to
the north side of the property.
• The property benefits from good traffic counts
on both James Campbell Boulevard and Carmack
Boulevard.
• Carmack Boulevard is the eastern edge of
Columbia’s regional retail corridor.
• Automobile dealerships are a strong draw for
the intersection.
• Additional property can be assembled (Former
Aaron’s and closed restaurant).
HIGHEST & BEST USE
The property is best suited for freestanding retail,
strip center development, quick-serve restaurants
and/or casual sit-down restaurants.