The City of Fort Collins considered amending the Harmony Corridor Plan, a subarea plan, to allow a "lifestyle" retail center in an area previously planned for employment uses. The City was concerned about impacts on existing retail, City sales tax revenues, and the loss of land designated for employment uses. The City was also concerned about the potential fiscal impacts from the loss of retail sales if a competitive lifestyle center project opened in the neighboring city of Loveland.
EPS analyzed current retail sales trends and researched the lifestyle center concept in order to estimate the impacts of the proposed project on existing retail within the City. Retail sales levels by store category were forecast for the project, and for the City as a whole. This allowed for estimating the net retail sales attributable to the project. The study also estimated the net sales impact to the City if the lifestyle center were to locate in Loveland. Finally, the study examined the vacant lands inventory along the Harmony Corridor to determine employment impacts.