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Economic RestructuringEconomic Restructuring
Main Street Volunteer Training
The Bureau of Downtown Development administers an economic development program targeting Wisconsin’s historic
commercial districts. Bureau staff provides technical support and training
to Wisconsin communities that have expressed a grass roots commitment to
revitalizing their traditional business districts using a comprehensive strategy
based on historic preservation.
Rat
iona
le.
Rat
iona
le.
Main Street Four-point Approach
• Organization-getting everyone working toward the same goal
• Design-getting downtown into top physical shape
• Promotion-getting everyone to see downtown as the center of commerce, culture, and community life
• Economic Restructuring (ER)-getting downtown businesses busier
ER Committee - What It Does
• Learn about the district’s current economic condition and identify opportunities for Market growth
• Strengthen existing businesses and recruiting new ones
• Finding new economic uses for traditional Main Street buildings
• Develop financial incentives and capital for building rehabilitation and business development; and
• Monitor and report the economic performance of the districtO
bjec
tives
Obj
ectiv
es
Market Demand & ER
Demand for Goods & Services
Sales
Rents
Value
Source:Hyett-Palma, Inc. & The Real Estate Services Group
ER Committee - Timeline
• Basic Understanding (0-6 Months)• Learning about the district’s current
economic condition• Conferring with area business
leaders• Evaluating existing businesses• Researching past studies and area
trends
The
ER
Com
mitt
eeT
he E
R C
omm
ittee
ER Committee - Timeline
• Market Analysis (6-18 Months)• Retention activities• Passive recruitment (responding to
business inquiries)• Downtown Planning (18-36 Months)
• Heavy growth in private reinvestment
• Public improvements
The
ER
Com
mitt
eeT
he E
R C
omm
ittee
ER Committee - Timeline
• Marketing Plan (36-48 Months)• Marketing strengths of program’s
efforts• Marketing/branding downtown• Active targeted recruitment
The
ER
Com
mitt
eeT
he E
R C
omm
ittee
Strengthen existing businesses
Retention Before Recruitment
• The majority of a community's job growth or loss stems from the success or failure of its existing businesses. It is more efficient to retain than to recruit. Because of this, it is important for a community to "keep a finger on the pulse" of its existing business base.
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Goal
• To Keep Existing Businesses in the Community and to Expand Current Businesses
• Through an attentive strategy to local businesses, you can retain your existing business base, while facilitating and encouraging its growth.
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Source: INC Magazine
Top Priorities of Small Business Owners
Generating more sales
Better marketing
Understanding the financialcondition of the business
Starting a retirement plan
Setting personal & business goals
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Source: INC. Magazine
Major Concerns of Small Business Owners
• Obtaining needed capital
• Finding & managing people
• Managing the firm’s growth
• Keeping up with competitors
• Keeping up with technology
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Source: INC Magazine
Prepare a business plan. Build a solid relationship with your banker. Watch your cash flow. Look in unexpected places for competition. Talk to your customers. Develop a good relationship with
employees. Delegate responsibility. Cultivate business contacts.
Eight Ways to Improve Your Company’s Profit
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Existing Businesses
• Four (4) areas a business must research before deciding to invest additional funds on product, and or advertising. The four (4) areas are:1. Your competition2. Your market environment3. Your customers4. Your business
• A Market Analysis may answer three (3) of the above four (4) business vitals!
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
10 steps to effective business retention
1. Know the market.
2. Create a market positioning statement for the district.
3. Develop market-driven strategies that direct retention efforts.
4. Identify key businesses.
5. Identify & offer needed business assistance.
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
5. Plan for effective business promotion.
6. Help businesses identify & develop opportunities for growth & expansion.
7. Learn to recognize early warning signals.
8. Plan for business transition.
9. Support existing businesses personally.
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
10 steps to effective business retention
Identify key businesses.
• Key businesses are different for each market strategy. They may be:• Anchors, traffic generators• Long-standing businesses• Creative, model businesses• Large employers• Newly recruited businesses
with growth potential• Businesses that represent
cultural or ethnic diversity
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Identify key businesses.
• For these businesses, you will want to provide:• More formal retention visits• More frequent contact• Greater involvement in
projects & activities• Greater overall attention
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Listen & Share (communicate)
• Business Owner Survey• Business Visitation Program• Block Captain Program• Ambassador Program• Downtown Manager Visits• Mailings, Newsletters• Gatherings
• Breakfast Meetings• Luncheon Speakers• Business After Hours
• Open and Staffed Office W/library• Demonstrate a pro-business attitude!
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
What to Share
• Documentation on the downtown economy
• New market opportunities• Upcoming events• Available resources (people and
publications)• Tips of the trade
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Help increase profits
• Identify new market opportunities
• new sales to existing customers
• new customers• Increase efficiency
• New skills and technology
Str
engt
hen
exis
ting
bus
ines
ses
Str
engt
hen
exis
ting
bus
ines
ses
Help increase profits
• Reduce costs• Rent
• Personnel costs
• Utility costs
• Product costs
• Shipping/transportation costs
• Health and other insurance costs
• Identify supplemental income
Str
engt
hen
exis
ting
bus
ines
ses
Str
engt
hen
exis
ting
bus
ines
ses
• Attracting more customers from same market niche
• Building repeat customer base
• Motivating customers to spend more money
• Identifying new markets for existing product lines
• Adding new product lines to capture wider market range
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Help businesses identify & develop opportunities for growth & expansion
• Identifying & adapting to business & market trends
• Repositioning by changing image & product mix to capture new markets
• Expanding existing space or relocating within district
• Opening complementary new business
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Help businesses identify & develop opportunities for growth & expansion
New Skills - Workshops
• Business planning
• Financial management(accounting & bookkeeping)
• Inventory management
• Advertising/marketing
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
New Skills - Workshops
• Employee training/hiring
• Customer service
• Hospitality training
• Window displays/interior store design
• Business market analysis
• Internet/E-Commerce
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Help Reduce Business Disincentives
• Develop projects to reduce local business disincentives such as the following:• Insufficient financing• Shop lifting/theft• Vandalism• Inadequate utilities• Limited access to market vendor
products
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Help Reduce Business Disincentives continued
• Insufficient parking
• Owner/tenant conflict
• Negative image of downtown
• Restrictive regulations
• Poor building conditions
Str
engt
hen
exis
ting
Str
engt
hen
exis
ting
busi
ness
esbu
sine
sses
Provide Business Incentives
• Develop projects to provide business incentives such as the following:
• Boilerplate lease agreements or rent subsidies
• Landlord/tenant arbitration service• Landlord/tenant referral network• Historic preservation district (tax
credits)• Design assistance (interior and
exterior)• Façade and sign grants• Loan packaging or low interest loans
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Provide Business Incentives continued
• Develop projects to provide business incentives such as the following:• Business planning service• Buying groups (products and insurance)• Sister store mentors• Business plan contest - award grant/loan• Resource library• Business assistance - Main Street Small
Business Specialist, SCORE, SBDC, VoTech
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Provide Business Incentives marketing
• Develop projects to provide business incentives such as the following:• Image development and promotions• Special events• Retail events• Cooperative advertising• Downtown marketing materials
• Brochures, maps, directories, etc.• Web site• Downtown Brand/Niche
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Develop Retention Measurement Outcomes
• # of business visits (weekly/monthly/annually)
• # of referrals• # of successfully closed referrals• % of repeat business• # of success stories• Cost per business visit• Cost per job created or retained
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Case Study Lake Mills Business Survey
Strengthen Existing Businesses
Assignment
• Read pages 1 & 2• Identify three (3) retention
activities• Concentrate on strengthening
existing businesses
Str
engt
hen
exis
ting
busi
ness
esS
tren
gthe
n ex
istin
g bu
sine
sses
Identify opportunities for market growth
Weigh Supply Against Demand
• Evaluate Retail Opportunities • Evaluate Service Business
Opportunities • Evaluate Restaurant Opportunities • Evaluate Entertainment and Theater
Opportunities • Evaluate Residential Opportunities • Evaluate Office Market Opportunities • Evaluate Lodging Opportunities
Opp
ortu
nitie
s fo
r m
arke
t O
ppor
tuni
ties
for
mar
ket
grow
thgr
owth
Retail Supply (Square Feet)
Retail Demand
(Square Feet)
Retail Mix Analysis
Survey and Focus Group
Research
Trade Area Demographic and Lifestyle
Analysis
Competitiveness of Existing Trade
Area Stores
Assessment of Retail
Opportunities
Analysis of Non-Local Market
Segments (Tourists, Workers)
Consumer Behavior in
Store Category
Competitiveness of Existing
Regional Stores
Weigh supply against demand
Draw Conclusions and Develop Recommendations
• General Conclusions • Niche Recommendations • Clustering Recommendations
• Anchor Analysis• Mixed-Use Recommendations • Putting your Market Analysis to Work
• Catalyst Analysis
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Review Market Analysis
Learning about the district’s current economic condition + identifying opportunities for market growth = Market Analysis
• Retail Market Analysis is a systematic evaluation of past trends, current conditions and future expectations about particular types of business and/or real estate activity at particular location(s) within a defined trade area.
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Market Analysis is:
• An estimate of the district’s market impact and influence
• A description of top customer groups and spending habits
• An educated guess about what the economic climate might be like in the future, and ways in which the program can impact future economic growth in the district
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Market Analysis is Not:
• An accurate science• A detailed blueprint for activity
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
MARKET ANALYSIS
PROMOTION
BUSINESSRETENTION
&RECRUITMENT
PROPERTYDEVELOPMENT
What do you do with the information?
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Case Study Market ReportCollege Towns
Identify Opportunities for growth
Assignment
• Look at the one (1) page market report
• Compare the three (3) communities• Identify three (3) markets that
Whitewater should pursue to capture student spending
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Opp
ortu
nitie
s fo
r m
arke
t gro
wth
Recruit Complementary Businesses
The Recruitment Team
• Bankers• Realtors• City Staff or Elected Officials• Economic Development Staff• Academic Staff• Enthusiastic Business Owners
(Competitors?)
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Roles of the Team
• Develop a wish list• Generate leads• Cluster/place businesses• Check business opportunities• Check business preparedness
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Developing Your Wish List
• Market Position Statement• Vision Statement• Market Analysis
• Retail mix analysis• Population required to support stores• Surveys
Recruitment will target businesses that people want and that the market will support (supply and demand)
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Create a market positioning statement for the district.
• An effective positioning statement is driven by the district’s
• Vision statement • Market analysis• Competitive edge
• An effective marketing positioning statement identifies
• Realistic opportunities• Primary markets & trade areas• Desired business mix
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
What’s the competitive edge . . .
For big box, chains & discounters?
Price Selection Marketing budgets Consistency Convenience
For the commercial district?
Unique environment Unique products Product knowledge Service
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Retail niches & trends attractive to tourists & visitors . . . as well as local markets
Arts & crafts Recreation products Specialty foods &
beverages Wineries Unique collectibles Heritage products Ethnic products
“Boutique” shops inside other businesses
“Companion” shops Museum-type shops
on Main Street Retail shop as
“entertainment” “Outdoor” retail Product “trails”
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Generating Your Leads
• Expansion of existing businesses• Community visits• Trade associations, trade shows• Sales representatives• Home businesses• Store managers• Entrepreneur workshops• Retail Lease Trac
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Clustering/placement of Businesses
• Traffic generators• Compatible cluster - unrelated products
• Demographic clusters- age, income, lifestyle
• Complementary clusters - related products• FIRE - finance, insurance, real estate
• Competitive clusters - same products• Comparison shopping - clothing, jewelry,
restaurants• Convenience clusters - convenience products
• Neighborhood shopping - gas, food, drugs
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Business Opportunities Checklist
Appropriate available space Complements existing businesses Serves target customer group Fills gap in the business mix Complements existing business cluster Identified in consumer survey Identified in business owner survey Gap identified in supply/demand analysis Fits with Market Position Statement
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Business Preparedness Checklist
Previous business ownership Business plan completed Market research completed Cash Flow projections available Financial assistance requested Personal investment Relationship with banker, CPA, etc.
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Develop recruitment marketing materials for district & property owners
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Case Study Lake Mills Business Owner Survey
Recruit Complementary Business
Assignment
• Skim the business owner survey• Identify one (1) complementary
business opportunity as identified by area businesses
Rec
ruit
com
plem
enta
ry b
usin
esse
sR
ecru
it co
mpl
emen
tary
bus
ines
ses
Find new economic uses for traditional Main Street buildings
Concepts
• First and foremost Main Street must create real estate and economic value before revitalization occurs!
• Development is: the series of steps that must take place to take an idea to completion!
• Four (4) forces of value:1.Physical2.Economic3.Social and4.Political
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
Why it doesn’t just happen?
• No financing is available• Financing is available but at terms that
make the project financially unfeasible• There is a high degree of actual risk• The necessary property can’t be
acquired
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
Why it doesn’t just happen? continued
• The scale is to big or to small to interest qualified developers
• The perceived risk exceeds the perceived reward
• The public benefits significantly, but those public benefit costs exceed any returns to the developer
• The project is not revenue producing
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
Why it doesn’t just happen? continued
• General area economic conditions are discouraging for development
• High transaction costs associated with the development
• Other investments provide more attractive returns
• The cost of the project is greater than the end value of the development
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
When might the public get involved?
• Private sector can’t act• Private sector won’t act• No influence to create character,
quality, use, scale, or appropriate area development
• The development is an extension of public purpose or significant public benefit will be accrued
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
When might the public get involved?
• The project serves as a catalyst• Non profit or tax exempt status serves
as a conduit for public or foundation money
• Major infrastructure is required• Condemnation is necessary?
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
Projects
• Understand the income productivity of rehabilitated real estate vs. deteriorated real estate:• i.e. area rent rates per square foot and relay
findings to Design committee and market
• Identify property-driven development approach opportunities:• A building or site that seems appropriate for
development or redevelopment
• Identify need/use/idea driven development approach opportunities:• Need stemming from social or economic need
rather than location
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
Projects
• Understand who owns these properties and the following:• Is it for sale or lease?• What are the terms• How big is the property?• Taxes• Encumbrances• Impediments to rehabilitate, develop?
• Develop Upper Floor Housing• Develop Small-scale Industry (i.e. recruit
home-based cottage industries)• Develop Upper Floor Offices• Explore Entertainment and Civic Uses
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
Final Concepts
• Develop a team that has economic and non economic benefit needs
• Develop measurable goals, outcomes, and social benefit recognition
• Develop a system of cooperation to achieve revitalization.
• The team can influence, but not control the ultimate out come
• If total control of the project is the goal of this committee, then private sector resources will be minimalized
Fin
d N
ew U
ses
for
Old
Bui
ldin
gsF
ind
New
Use
s fo
r O
ld B
uild
ings
Case Study Adaptive Reuse Feasibility
Find new economic uses for traditional Main Street Buildings
Assignment
• Review the three (3) case studies:• Main Street Station Public Market-Viroqua• Hotel Hilton/Turtle Creek Bookstore-Beloit• The Lee Building-De Pere
• You case study is the Sheboygan Falls Tannery Building
• Use these concepts to develop the following:1. Is this a property driven development, or2.A need/use/idea driven development 3.Provide a simple use concept for the
property
Develop financial incentives and capital for building rehabilitations and business development
Financial Incentives
Dev
elop
Fin
anci
al In
cent
ives
Dev
elop
Fin
anci
al In
cent
ives
For What?
• Small-scale Building Improvements• Major Building Rehabilitation• Business Expansions• Business Planning
Dev
elop
Fin
anci
al In
cent
ives
Dev
elop
Fin
anci
al In
cent
ives
Projects
• Matching Grants (i.e. façade and sign)• Low-interest Revolving Loan Funds• Rent Assistance• Free or Below Cost Land• Investment Tax Credits• Enterprise Zones• Specialty Training Grants to keep
business up to date in their business sector
Dev
elop
Fin
anci
al In
cent
ives
Dev
elop
Fin
anci
al In
cent
ives
Case Study Lake Mills Business Survey
Develop Financial Incentives
Assignment
• Skim the business survey again• Identify one (1) incentive you
would recommend• Concentrate on incentives that
businesses said they want
Dev
elop
Fin
anci
al In
cent
ives
Dev
elop
Fin
anci
al In
cent
ives
Monitor Economic Performance
Projects
• Collect base-line data• Record information on changes• Measure annual performance• Report annual performance
Mon
itor
Eco
nom
ic P
erfo
rman
ceM
onito
r E
cono
mic
Per
form
ance
Returns from MARSHFIELD’S program
Cumulative for 10 years
Year Jobs Businesses Physical Improvements
1 32 16 $371,800
2 53 27 $1,377,977
3 147 42 $2,343,583
4 246 49 $2,933,205
5 284 61 $3,694,562
6 306 69 $7,991,524
7 330 75 $8,513,324
8 411 88 $13,071,954
9 455 98 $13,586,554
10 485 106 $14,562,854
Waukegon Downtown Association2001 Annual Report
Annual Report
• Will your Main Street Programs produce an annual report?
• Will you be proud of your program’s annual report?
“Absolute must” list
• Logo• Date• Map• Four Point
Approach• Mission• Accomplishments• Reinvestment Stats• Return on
Investment (ROI)
• Testimonials• Awards• Market Profile• Downtown Profile• Financial Report• Directory - board(s),
staff, chairs• Contact information
The Economic Restructuring (ER) Committee
Who Serves on the ER Committee - The Team
Attorney
Realtor
Manager
Banker
InsuranceAgent
Local Executives
City Official
DowntownRetailer
Accountant
Downtown/Historic Commercial District
Who Doesn’t Serve the ER Committee
• The Latecomer• The Early leaver• The Broken record• The Drop-out• The Gossiper• The Know-It-All• The Doubting
Thomas
The
ER
Com
mitt
eeT
he E
R C
omm
ittee
ER Committee Roles
• Committee Volunteers• to plan and implement projects
• Committee Chair• to recruit members, to run meetings and
to resolve conflict• Staff
• to assist, advise and provide information• Board
• to set policy and approve work plan and budget
The
ER
Com
mitt
eeT
he E
R C
omm
ittee
Work Planning putting it all together
The
ER
Com
mitt
eeT
he E
R C
omm
ittee
Keys to ER Success
• Incremental• Constant, build a culture of success• Wide volunteer support• Community driven• Visible• Updated and checked from a plan (milestones)• Get people out of their cars• Create a 24-Hour district• Follow government establish rules• Creative risk taking political leadership• Public/Private sector partnership• Use all 4 points and cross pollinate
ideas/information
The
ER
Com
mitt
eeT
he E
R C
omm
ittee
Summary
Some Final Truths About Economic Restructuring --
• ER can be difficult
• ER volunteers will enjoy the numbers
• Every district is unique
• ER deals with independent business and building owners
which can be a challenge. Therefore, local stakeholders must
advocate it’s ER position. This will allow the district to better
control, understand, and gain from it’s Market Driven DestinyMarket Driven Destiny
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For more information• Contact information
• JD Milburn• Small Business Specialist
Wisconsin Main Street Bureau of Downtown Development Wisconsin Department of Commerce 201 W. Washington Ave. P.O. Box 7970 Madison, WI 53707-7970 (608)-267-2252 (608)-264-7834(Fax) John.Milburn@wisconsin.gov
• Wisconsin Department of Commerce
• http://commerce.wi.gov
• Wisconsin Main Street Program• http://commerce.wi.gov/cd/CD-bdd-main.html
• UWEX Center for Community Economic DevelopmentDowntown & Business District Market Analysis web site
• http://www.uwex.edu/ces/cced/dma/
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