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center style development in Downtown need to be re-established. • Pedestrian amenities need to be put on an equal playing field with vehicular activity; safer street and. driveway crossings should be in- stalled, and existing pedestrian walkways (Felton Centex, Estudillo at Washington Avenues) should be enhanced. • Community gathering places, such as the historic Plaza, need to be improved in order to make Downtown a friendlier environment; a companion southerly gathering place should be established along the Parrott Street area. • The reorganization of the banking industry will result in bank building re-use issues that can have significant market challenges for Downtown. • Funding mechanisms need to be established to provide for special events and promotional efforts that attract residents to Downtown. Impediments to be overcome Retail investors, both regionally and nationally, focus on certain key fac- tors in their decision making to locate new retail services within an area. They are as follows: • Demographics of the market area; primarily household numbers, age and income of residents within the trade area. • Cost of land and/or lease acquisition for the intended use. • Receptivity of the City and existing retail community to any proposed use or expansion • Competition from similar uses within the trade or market area. The demographics show a gtuckly changing community, from a predomi- nantly older population to a more diverse population made up of younger professionals with children. Based on demographic data, a market analysis performed by Keyser Marston Associates recommended the following as possible market niches for Downtown: Specialty retailers (eye glasses, flowers, and gifts) Personal care (health clubs, etc.) Recreational retail (bicycle, fishing, outdoor goods) • Restaurants and entertainment uses, particularly those extending into the evening hours • Multi-cultural retail opportunities (specialized entertainment, music stores and restaurants) Economic development staff could assist in facilitating the re-tenanting of Downtown buildings, using the list above as general guidelines. Appendix A shows a generic list of retailer requirements for different types of uses. page 10 Oetober2000 San Leandro Downtown Plan & Urban Design Guidelines