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I. INTRODUCTION 6 <br /> II. RETAIL DEMAND 7 <br /> Hacienda Geographies 7 <br /> Demographic and Psychographic Profile 9 <br /> Demographic Profile 9 <br /> Summary of Demographic Findings 10 <br /> Psychographic Profile 12 <br /> Buying Power Analysis 15 <br /> Employee Buying Power 15 <br /> Residential Buying Power 21 <br /> Residential and Employee Buying Power Summary 25 <br /> Demand from Transit Users 27 <br /> III. RETAIL SUPPLY....,. 28 <br /> Existing Supply of Local- serving Retail Centers 28 <br /> Existing Retail in Hacienda 30 <br /> Existing Retail Outside Hacienda that Serves Hacienda's Primary Trade Area 32 <br /> Existing Retail Supply Summary 39 <br /> Pipeline Supply of Retail 39 <br /> Grocery and Pharmacy Assessment 43 <br /> IV. MIXED USE RETAII. OPPORTUNITY 49 <br /> Net Supportable Retail Square Footage 49 <br /> Opportunity Sites in Hacienda 51 <br /> 1. W. P. Carey 53 <br /> 2. BRE 54 <br /> 3. Roche 54 <br /> 4. Mercedes 55 <br /> 5. BART 53 <br /> 6. Oracle 55 <br /> Opportunity Sites Summary 56 <br /> Case Study Lessons Learned 57 <br /> The Shops at Tralee Village 57 <br /> Avalon Dublin Station 57 <br /> The Shops at Waterford 58 <br /> Summary of Case Study Lessons Learned 58 <br /> Recommended Retail Format and Management 59 <br /> Recommended Retail Design 60 <br /> Recommended Retail Tenanting Mix 61 <br /> Small Grocery/Take -out /Restaurant /Catering.. 61 <br /> High -end Specialty Pharmacy 62 <br /> Restaurants 62 <br /> Specialty Retail 62 <br /> Services 62 <br />