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Home My WebLink AboutMay 20, 2003 Agenda AGENDA CITY OF DENTON CITY COUNCIL May 20, 2003 After determining that a quorum is presem, the City Council will convene in a Planning Session of the City of DeNon City Council on Tuesday, May 20, 2003 at 4:00 p.m. in the City Council Work Session Room at City Hall, 215 E. McKinney, DeNon, Texas at which the following item will be considered: NOTE: A Planning Work Session is used to explore matters of interest to one or more City Council Members or the City Manager for the purpose of giving staff direction imo whether or not such matters should be placed on a future regular or special meeting of the Council for citizen inpm, City Council deliberation and formal City action. At a Planning Work Session, the City Council generally receives informal and preliminary reports and information from City staff, officials, members of City committees, and the individual or organization proposing council action, if invited by City Council or City Manager to participate in the session. Participation by individuals and members of organizations invited to speak ceases when the Mayor announces the session is being closed to public inpm. Although Planning Work Sessions are public meetings, and citizens have a legal right to attend, they are not public hearings, so citizens are not allowed to participate in the session unless invited to do so by the Mayor. Any citizen may supply to the City Council, prior to the beginning of the session, a written report regarding the citizen's opinion on the matter being explored. Should the Council direct the matter be placed on a regular meeting agenda, the staff will generally prepare a final report defining the proposed action, which will be made available to all citizens prior to the regular meeting at which citizen input is sought. The purpose of this procedure is to allow citizens attending the regular meeting the opportunity to hear the views of their fellow citizens withom having to attend two meetings. Receive an outcome statemem and hold a discussion regarding Transportation/Airport Master Plan. Receive a report, hold a discussion and give staff direction regarding TIP Strategies, Inc. recommendations for economic developmem implememation plans and organizational structure. CERTIFICATE I certify that the above notice of meeting was posted on the bulletin board at the City Hall of the City of DeNon, Texas, on the day of ,2003 o'clock (a.m.) (p.m.) CITY SECRETARY NOTE: THE CITY OF DENTON CITY COUNCIL WORK SESSION ROOM IS ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT. THE CITY WILL PROVIDE SIGN LANGUAGE INTERPRETERS FOR THE HEARING IMPAIRED IF REQUESTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED MEETING. PLEASE CALL THE CITY SECRETARY'S OFFICE AT 349-8309 OR USE TELECOMMUNICATIONS DEVICES FOR THE DEAF (TDD) BY CALLING 1-800-RELAY-TX SO THAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED THROUGH THE CITY SECRETARY'S OFFICE. AGENDA INFORMATION SHEET AGENDA DATE: DEPARTMENT: CM: May 20, 2003 Economic Development Mike Conduff, City Manager SUBJECT Receive a report, hold a discussion and give staff direction regarding TIP Strategies, Inc. recommendations for economic developmem implememation plans and organizational structure. BACKGROUND TIP Strategies, Inc., an Austin-based economic development consulting firm, was engaged by the City of DeNon, DeNon Chamber of Commerce, University of North Texas, Denton Independent School District, Texas Woman's University and North Central Texas College to assist in the formulation of implementation plans for four initiatives - conducting an image and marketing campaign; implementing a downtown development strategy; developing a technology focused business park; and leveraging the UNT Research Park. A steering committee, made up of members of the Economic Developmem Committee (an existing City/Chamber committee) plus members from UNT, TWU, NCTC, and DISD, held on-going meetings with TIP Strategies regarding the four implementation plans. TIP began their work in September 2002 by performing an economic assessmem of the area. The purpose of the assessment was to gain an understanding of Denton's strengths and to benchmark the city against other university cities. Task forces, comprised of represematives from the business and education communities, as well as public officials and economic developmem related groups, were organized around each of the four initiatives. The task forces met between December 2002 and March 2003. Each task force began by reviewing the economic assessmem information before focusing on their specific initiative. To maimain focus and cominuity, each task force was chaired by a steering committee member. The steering committee also requested that TIP review our currem City/Chamber partnership structure and recommend appropriate changes that would lead to the successful completion of the four plans. The attached white paper contains the TIP Strategies report, including the economic assessment, recommendations, and suggested implememation schedules. Steering committee and task force representatives have been invited to attend the May 20th meeting to speak about the implementation plans and to share their experience regarding the process and resulting products. ESTIMATED SCHEDULE OF PROJECT TIP Strategies, Inc. has completed its coMract obligations. Tom Stellman and Jon Roberts have agreed, however, to return to Denton to present their recommendations and to respond to questions the City Council may have. Tom and Jon were unable to attend this meeting as they had already scheduled a commitmeM oM of state. PRIOR ACTION/REVIEW The steering committee had an opportunity to provide inpM throughoM the process and has reviewed TIP Strategies' recommendations attached. FISCAL INFORMATION The TIP Strategies contract for this work was in the amount of $100,000 plus travel expenses. The City's portion of the coMract was $45,000. The balance was paid with coMribMions from the DeMon Chamber of Commerce ($25,000), University of North Texas ($20,000), DeMon IndependeM School District ($10,000), Texas Woman's University ($2,500) and North CeMral Texas College ($1,000). EXHIBITS White Paper - Economic Development Plan Respectfully submitted: Linda Ratliff, Director Economic Development Department C,'~ of Denton White Pap,, ,r Econ ohmic Developmen 'Plan: ,May :~0,, 2003 Created By: ~P Strategies, !nc, TIP Steering Commie:tee ~P Task Forces: Business Park, Image and Marketing, Downtown Development, UNT Research Park Compiled By:: Linda Rat!iff, Dire~or, Economic Development Economic DeveJopment Program TiP Strategies, linc. a~ introduction b., Downtown Deve~o:pment c, ~mage an¢ Marketing d, 8usi~ess P~rk. e, UNT Research Park f. Orga.nizat:iona] Recommendatio~s 3 8 t9 27 41 49 Attachments Attachment ! Steerin9 Comm[tt:ee and Task: Force Members 52 Attachment 2 Economic Asses, smel~t 5.3. Attach. merit 3 '"New Economy" Indicators. 76 In 1986, the City C:ounc entered into an economic deve!:opment contract with lhe Chamber of Commerce to market Denton and recruii ndustries, At the same time, the Ci(y"s Econor?4c DevelopmenL Departmen! was created iD 8c~ as liaison with City departments and negotiate i acentive packages. O vet ['he years, sevemi marketing arsd s!~'ategic plans were deve!oged ~o gu:de the direoI~on of the commun,~y went through a visioning pro~cess where economic development nitiatives were identi¢ied, Around the s amc lime, P HB F antus,, a Chicago based economic development consu!;~i;ng develop a~ economi, o deve!opnsenf, s~re(egi;o Ailhough many programs and activities have been added or enhanced over rise years, the basic: economic deve[opmer~t program has not changed an 2001. ~he Cily Counc~ selected eooncm,c deveiopmem as, one or their iop pr~o. nt~es. They also described the type of oornmund:y they would ike Den~..c,n to be Ihrougn ~he ¢o~lowmg "'outcome statemen[s:" A prosperou~ community w~th a hi~n s~aROaFd Of · An educatec consmun~ty A balanced cornmunh, y A cultural community · . AharmonZous. unified community - A s(and..alone, autDqor~'Ious community W~l:h these goals in mind, TIP StraP. epees, lng,. an Austin based eco~omac develeomers~ consul(lng firm, was hired to facilit, atea one-day cetreat, Representatives from Chamber of Commerce dniversky of North 'rexes, Texas Woman's Universi;y, North Centrm Texas CC/ope, Den,.on County and the Denton ndependent School Districi iioined the City Council and staCf' discuss e. conom~c deve~opmenL The retreat fo~owed on Lhe noels of "Denton Tomorrow? a community symposium where s. evera~ speakers ¢OCused on DenU;)n's ,~uture. One speaker. Ihe Mayor. spoke of Der'~ton's ~mpoFtan( ~'ole in the Da~!as~Fort Worth-Den[on Metroolex (Denton as the ~Third City"). Ra~her than spend brae ~l Ihe r'etreal developing a vision, Tom SIe~tman, Presi, denk. and 3o'.~1 Roberts. Managing Director, of ¥~P SIra~eg~es, chose to continde with (he vision introduced at Denton Tomorrow. The discussion resul!ed irs identifying tine f©llowing elements of a community necessary to. meet the vision: Center for Retail Center for Hea;ithcare Center for Higher Educe(ion Center for En~ertainr'nent Center for Recreation Center for Ads Center for Balanced Employment C;enter for Work¢orce Center for Business Sep,,'ices Transpo~at~on Linkages - DART, hi;ghways~ regionat a~rpod H~s Oicvem~ty ExceedinCy high qua!i~y of Wod¢ Class A Sense o¢ Unity Reco,gn~zed as a concertina, reg~onai; ~eader' and p~aye~ T!P $(rategies recommended that communi!y leaders cornm t t~ this vision and to a process Col realizing; the vision~ They su;ggested we dove!Dp a s~:raieeic p!an while asking t!)ese questions: 7,¸ 9 ~0, 11, What are the necessary factors l:o meet !he vision? How can Denton capila!ize on tech, nOlogy l:rarss'Fer an;d spa:n-off? Does ~he downtown iii into ~i~e. vision? How does Denton go beyond a Ms~n S~reet program (o a ~:l;rac~ people wi~h wealth, new residents arid higher paid workem? Should financia! fesou[ces be committed? How should pub!c investment be structured: ~o s~Jmu~.ale p~va~e sec~:o~ i<~ves~:mem? CaB wealth be brought into ~he comnsuni~ by recru~tng i nd~v~dua!s a;nd not jus~ companies? Has the community placed enough emphas~s on K-12 as an economic deve!opment assue? Does Oen~on have an "anChor" company and does at play a ro;e n ~h.e vision? Whiie building (he vi;sion, how can Denton ms~n~s a i~s uniqueness an8 keep the sense 8f community? Does De~f~on's greenbelt meet the needs of the people and businesses Denton wants (o a~trec( as part o¢ ~l'le new vasaon? Wha~ have o[her ci~ies done ~o create wes!th? Qua!~y of lee ~s definable and in a Xnow~edge economy ha, dudes a variety of op~ions~ How can Denton iden~;ify the necessaW factors to ~i,e into the new vision? The individuels at the ret,rent agreed lhal: Hie vision viable and shouid be pursued. In September 2002, City o¢ Denton, Denion Chamber of Comme~ce, Universiiy of N ori.h Texas, D en;(on independent School District, Texas Woman's Universiiy and Nodh Cent.rai Texas College financially cont.r~buted tea TiP Strategies con!fac[ to deve op strategies and implemen(ati;on plans, for four' projects: Downtgwn Deve!opmer!t image and Marketing Business Park UhiT Research Park parb~eriag organiza!:ions rne~. with T!P over severn! months lo devel;op the four pians in ihis document. task fOrces were ~:ofmed .- one for' each: plan. A iis~ of commii;lee ar~,d iask ~'o~ce pad:icipanls is provi:ded Attaohmeni. 1 I;o II, is rope,d;.. !n addition to l. he development el lhe four plans, TiP was asked ¢'ecommer~d I. he appropria~.e sl~uc(u~e for Denton% economic deve!opmer~t l~rog~am, The pernainde[ of ~hi;s paper consists of informa:t:ion p¢ovided; by TiP Siralegies, You will find repo~s on each of !!~e 'four projects (inc;iudir~g im, piemer~¢ta~ion p!ans), recommenda!:io~s for strL~ctueai change, an economic 8ssessment of the area and "new econ. om¢' inedicators~ TIP Strategies, !nc. was engaged by l:he City of Denton to assist in f~he formulation of an, .economic development action plan f'or the city, The conkact for this work was sponsored by the City of Denton, the Demon Chamber of Commerce, t:he Univem~ty of No~h Texas, Texas Woman's University, and the Denton Independent School Dis'~ic~. Unlike traditional economic deve!opmen~ d r~c,,ed at plans, which anciude sl;ra(egies '; ~- ~,~ broad ~tegoties, such as workforce and education, ou:r work in Denton i:s centered on a number of specifac ~nitiat~ves. approac;h was unde~aken the fac( t:ha~ the c~ty has unde~aken a number of "visionang-oriented?' pro.;ec(s ~n ~he recent past and that. t, ~e;re reformuaa(ing the vision if Fou accept t:he definition o~ economic development as ~the application of' public resources ~,o stimuia~e pr;vate sector' inveslment,' then ~t is. imse:rative thai: c©mmunJty !coders ma~;e informed d~iSiOnS about !sow resources are a!ioca~.ed, Since, resources are. limited, rariodty must be given to (he 'types of projects that will result in ioag-term economic vitality Sot Denton, Our ,goal was to help ci~;y leadem ide:nt[fy t:he: top opportunities for' Denton~ by' evaluating each in terms of feasibility, de:si:rab:i!it,/, and economi;c impact:, As a msu!t, our work accused ca four specific opportunities sad the sci:ices necessaW 'for imp~ement.atiom These oppor~uni;(ies were se!coted from a larger list:, which included the foil:owing: Implemea(ation of 8se Downtown Master'P/an prepared by Fregonese CaIthorpe Asset.lares Devetopme~( of a t. echno!ogy busiaess par~ Leveraging the UNT~Texas Instruments facilRy for entrepreneurial development !nitia(ing a m;a;¢k:etJag and image campaign in the D~¢ met?opiex Capitalizing on aitpod improvements and expcnsio~ Assisting the universities ~n developin9 "Centem of ExceBence Sup¢od: of the coun~ mebi!ib/ initiative Ca~ita~:izing ,on DART expansion; p~ans This list was narrowed by evaluaCng each in terms of ihe f¢!owin9 considerationS,: W'hat is. the potential', fOr short.te~m Success? 2~ Cas (he ci'~y have an impact? !s the initiative already underway wi~:hou~ city involvement? Based on the answers to these quect[ens, task forces were formed a¢our~d each of the four initiatives: conduc~:ing an image and marke{ing campaign; implementing a downtown: development strategy; developin9 a technoiogy focused business park,; and leveragin9 (he UNT Research Par~. To fu!iy understand the strategic advantages ct deve!opment oppo, rtuniC:es in Dentes we began b.y conducting an economic assessment of (he area, a copy of which is included as aa appendix to tl~is report:, The purpose of assessment was 'to gain an understanding of ©enton's strengths and to identify the most pressing challenges facing TIP ST'RATEOIES, 15~c~ 5 the community. As part of 'this process we :reviewed ail economic development work completed by or fort the city to da~e, conducted additional dem~raphic and industry research and analysis, reviewed the city's comprehensive plan and capital improvement pian, and conducted .economic ce~e~opment wonkshops with ~ocal stakeholders and interviews with ;key business and communit:,,' leaders,~ Where possible, Denton was compared w~th the following cities suggested by the steering commMee as appropria(e for ben chr~arking: Bryan-College Static.q, Texas;; San Marcos, Texas; Tyl}er, Texas;: Norman, Ok!ahems; and Bou~der, Colorado, These communities were chosen for comparison because (hey are hom;e to a university, are located re!adve~y near a !ar~e urban area, may have similar demographic or economic feature,s, and are known to suppo~ effective economic development p rogra The assessment se~ed as I, he framework for strafe§it discussi}ons conducted with various stakeholders in (he com;mu;ni~y and a:t task force meetings. The resu[( of th;ese sessions a~e reflected in (he fo~low'ing imp!ementadon plans. Major action s~eps for each ¢ t~e pians are presented be!c6v. ¢ Adop~a formal impiementat[on $~rsc'(uce to carry ou~ downtown initiatives~ Develop mechanism ~o, evaluate. projects in terms ,of resources required versus potential impact,. Conduct imemai and externa! mar'kea:r~g campaign, For.realize connections bet),,~een downtown and m.e;ior attractors and employers, such as UNT and TWU. Develop and implement a business deveJopmea~ strategy CDr at~:racaoa of new business as, well as (he retention and expansion of exist;ag businesses, Conduc( an image survey to 'test proposed theme: "Denton~the crea'dve and iatellectua}l capital of North Texas." Based on t~e results of the sup,,ey, design an image and marketing campai,gn Conduc~ an image and marketin§ campaign ~:ha~ tapgets bot:h i~t.etna] a~d extetrta~ audiences~ Work with property owners to determine the ieve~ of co-.investment available. Establish specific "buiid-out'' ~imeiiaes appropriate ~o each site.. Prepare cos:~ requirements for infrastructure and; improveme~ts for the preferred sites.. Establish preliminary mar~;etir~g s~ra~egies in co, n jun ction with !andowners and deveiopens. Erlsure thai: existing il,frastmc[ure is ,adequate and plan ¢:o:r Cu(ure needs, Design incentives policy for businesses (hat ,,'could Jocale at or ne,aC' the par~, Pa~ner witi~ the univerait?! to provide incubator sen¢ices, Incorporate UNT and e;ppo~un~ties ,related te the research park into c~ty marketing ~; Pad;ncr w~th UN (o produce a strategic plan for the pa~k's development, Eac~ i;nitiat[ve includes an imp.iementa:8o~ p~an with recommendations regatdin:g 'the cost responsib!e party, and timing, If implemented, these initiatives represent: !he highest potential for ensuring economic vitality in; Benten for years to co:me,, Wi,tn its histodc co~house arid welFpreserv'ed tewn; square, Demon is one of ne few "au~entic" downtowns ~n t!~e Os!ias?Fo~ Wor%q area. Wh~!e othe¢ cammun~dea ~n ~e M~c, ple~ and arounfd the ogua~y tW to ~reate ~hei~ urban ~nter~ha,dng reooga~ed dsc ~onomic ~tenaa.~Denton has tremeadous promise to crea.~ a S~dving downtown usiag its existing elements. The Dksv/ntown Ma,s~er P~a¢ ~aenBy completed ~dth the assis~m~ce o¢ Po~gand, Oregon.bas~¢ Fr~oaese Ca/Itha~ Ass~ia(es (FCA), outliaes a number ¢ opps~unides and sSst~i;es fcc revita[izi~g the urban center Ca. pefu l implemea~a8oa o¢ bhe plan wB ppovide ample o¢,~arlunky ~ capi~lize on the downtows's po(enfial; ~o b~ome an economic and se~a~ center of ~e city The recent ~esur§enoe of ia(crest in downtown ~evitaiiz:atJo~ is a reflection e[ a number o~ t~en;d8, ~issalJsfaelioa witil suburban living and a growing awareness of the costs of sprawl, ooupaed w~tb a rise in the number o¢ "empty nester" housebolfs resulting from the aging of rise baby boom 9ene~adoa, has fueled a boom ~ dews(owe housing, The presence ¢ a; vibfan~ u~baa center has bees cited as a factor in the ~ecmitment ¢ bus~nes ses~,highli9 hted most ~ecendy by Boe~ag's choice o¢ ChJca9~ and ~R attract~ag a; skilled, educated workfopc, e, Dowatowns also ~y¢ca!!y offer a range of bu~l~a9 $~zes add typed ~n ~ pedestdaf~ s,caae, maMn9 them ideal for development of 8maBsca~e reta~:l businesses (so-caSed specialty or "niche" retail) and ente~a[nment venues, which contributes to Be tax base of a community, Wit~ an exisfia9 downtown d,eve~opmen~ plan, TIP fee~s that ihe ~ecommendat:ions must tie closely to (he ecoaomic ber~efit accrues f~om downtown developmen'L The key word here is "'developmenL'~ The a~;act~veness of the downtowa Js no~ our pdma;ry con sidefafioa~. We '~,ke th~s pos~t~on for two reasons. F~rsL ~he F?egonese-. Calthorpe fan addresses aesthetics and amenities and puls ~hem in the context of overall fev¢itai~zati.on. Second;:, downtown [mp¢ovemen[s, regardless ¢ how well considered, do not: au(oma~icaliy translate to economic benefit. Th~s saying that the goals of downtow'n ~'mprovemeat are act n eaessar~y those of economic devebpment !n fact bring~ag the ~,vo approaches what we see as ~he purpose of th:e task force~ Without aa economic development apgroa:ch, we see the possibaity o¢ the dowatowa becoming a '!,~v~n9 museum," an attraction without an admission c!sarge, and deve[opmen( An allernative vision, the one being promoted by %iP says thal. lhe ong-te~m ~'iab;l.ity oF a downtown must be linked to specific economic benefits. The discussion ~n ti'tis report seeks to establish [hat. linkage. The following recommendations are based on Ihe work of the down(own ~.asx ¢orc. e and tlqe experience of the consulting ~.eam. Successful plan implementatior'~ typic.a¢l~/ requires the creat:io~ of a formal ~mp/ementation structure In Dec, ion's case, fon?,~aIiz;ng the current dowrt~own task force should provide sucn a structure.. The task force could be renamed [o reflect its. permanence and membership should be reviewed as needed. The. task force would De 9;ven oversight for the specific elements of the plato Wor~, of the group shouM be coordinated wi!.h exisdng initiatives, such as the city's Ma.P~ S~reet ;,rogram. The formation of ~ pubkc Improvement;; distdct (PID), or even a [ax increment ~einvestment zone. (TI RZ), Jf appropriate, ape important fiaanc;al and organizationa~ options tibet, the task rome should consider. F'mm an organi:zationa! s~.andpoint, ~he ~ask force shouid report. directly to the ma;yet Ide,a~iy, there would be no more than seven members, The following groups should be represented, with members serving one- year, st:aggered !.erms: the Denton Plann;ing and Zoning Commission (he downtown merci~ar~ts association a bank officer (trois position would ro~.ate an'~ong the four downtown institutions) the city's Main Street program the ,local arts community a develaper active n the d o'¢n t owrt,, Limited resources require carefu~ prioritizing of initiatives. The task. rome ¢~ou!d develop a framework 'for balancing; resoumes aga[ns~ impacts to identify those pro jot'Is wi~h 'Ihe potentiaJ to provide "the biggest bang nor ~he buck,"' The evaluation process sho:u!d separate projecf.s with a cfirect economic or fisca~ impact.~those ~ha( create ~obs or generate tax; ~e,¢ea;ues,.~from those without a measurable effe,~, such as infrastructure enhancements. While the lat~er are important for inc`reasing downtown's appeal to residents and t:ourists,~ their' impact on the city's bottom :line is less immedia(e, Prc~jects should a:~so be eva!uae, ed in terms of their ability to generate secoada`ry benefits, typically referred to as .indirect or tnduced impacts, These impacts can be ~.hought of as a "ripple effect* in, which direc(: impacts (job~ and ~ax ,revenues,) produce a¢dffiena! benefi~ as they ci¢cu.late through l.he community:, O(her important con;sidefaI:ions in the e.valua~Jon process include the abi!i~y of a spec;fie project ~.o leverage private inveslment, This evai. uation si~ou~d be oversee:n; by the ci:%¢'s economic development staff, Effo~s to market downtown must: take two ,forms, interns! and exteraa;I, The inter:nal focus shouid ensure ~hat Deal. oa's c;itizens see the downtown as a viable retail cen~er. As an extension of this app`roach, downtown should also be ma~eted based on its housing and commercial opportunities, F~om an exte~na! perspective, the downtown can be marketed not on!y tourists and vis, ir. om~ :but atso to devel:opers and businesses The busin ess development s~:ra(eg y outlined on page. 4 shouid be integrated with the overs!! marketing approach, Marketing ma;(edais should be developed for each phase of the campaign, The pubJic outreach ma~eria!s shou;M address, how the p~an was developed and its pucpose, as we!l: as providing detailed imptemenLati.on plans and dme~i;nes in a use`r-frie, nd~y fom'sa~, A sect:ion on ~requ,entiy asked questions should be in¢iuded to anticipate public concerns related t,o potentisl development, Similar materiais sh,ou]~ be produced the development; cam mu!libc i~ add ilion to the genera! into, treat:ion provides in ~he p(~B~ic outreach materials, the these materials should provide an ove:r~'iew of ~he oomm uni(y's 9uidi;n9 principles, basic oonceptu ai ideas for: di¢I'efent sub-, areas, as we~! as information about how prqec~,s wa~ be prioritized and what ac(ions wou!d be required of potentia! developers, The punpose of (his piece is to pique devebpe£ in(erem iht the proiec~ and to he~p mia[mi;ze uncedaintt¥ abou( what the city's expectations are~ The Denton Downttown (Mas~er plan; recognizes that the d,awatown¢ cannot be seen str~cay in terms of ~the square/' Tine vitality and energy of downtown must capata[i;ze on the city's unb'ersit~eS and em¢oyem Bot~ UNT and T!P STRATEGIES,, INE. 10 represent nature! extensions of [he downtown~ In r. his respect, the. master plan can be expanded to include t~anspod~ation opSons and increased design wo~k along the corti:docs between the downtown and both un~wemiSes, Em pbyef involvement itl the 8owntown can be increased dcamaScai!y Many oities s.imiiar ~o Denton have involved their businesses in marketin.§ campaigns, Sponsorships, design eom:petitions, and ever, ~eaa estate absorption by !oca~ companies have proven possibl;e. The ¢Ollowing e!e;ments compdse a specific ~retai,l and commercial str'ar, egy fo~ downtown Denton: Retention and ex:par':sion of existing businesses. This may i, nc!ude the tolcon(ion of firms fi'om othe~ pads o~ the c~ty te downtown, Attraction of new businesses Targets would be estsb!ished based on avail, able commercia~ and even Cetaii space. Active (cib,-supporte¢) mar~etin§ of' exisdn9 businesses~ Downtown merch association, Property inventory'. Ci~arnber involvement in ret:si! business development Sma]] business assistance !:o professional service 'firms Grea;tef concentration of toudst aO~lV!~} in the downt:own inciuding museums. Federals with retai!-specific opportunities, I:n 2001, the City of Denton hired Fregonese Caitho¢~ Associates (FCA)to develop a master p!an lot the cky's downtown. The purpose of the plan was to "oonve~ the vision of a vita! d;ewntow~ into a reai;ity ' The Can add~esses a ~.0-acre Section of tile cky covedng a 6©-b~ock area, ~'he study area includes the Dowr~town Co~e (an a~e.8 that encompass the: Denton Coun'~¢ Courthouse Square and surrounding Necks), as, wel! as a number o¢ other *sun areas," inc!uding the Norm and Sou~:h Downtown areas rise S(roud Neighborhood, and the 'panhandle" fo~'med by tee extension of Elm and Locust from No~h Downtown to Texas. Women's University,. The goals and stra.~egies ougined in the San were developed through "studies and workshops that envision a downtown that functions as a center of community business and culture?4 The resu!ting vision for downtown Denton addresses economic vif:aiity (measured in temps of increased jobs, sales .tax, and property tax revenues), his(uric p.,rese~n/ation, civic pride, land use, :pedes(r.~an.,orientat~on, ands aesthetics An underlying ~heme is the image of downtown as a neighborhood that contains a variety of activities tha:~, appeal to both residents and visitors Tile clan out!ines several" ~ ~ . .as actions for im.olemen~at/ion, both shorb. and !cng-term. Major~ oatego.ries addressed in the p!an inc!ud;e parking, street ai~d streetscape improvements, transit, and p ann ng and zoning issues, While FCA. found th;at there ,,,.,as an adequate supg-i:y of' pa~kin9 for the downtown area overall t.he¥ did find some areas with a deficit. Shod4.e~m strategies for addressing; pa¢'k:in9 shortages outiined i:n the mas~er San include e~courgging shared parkinga, maximizing on-street par~ing by using diagonal spaces, and; designating a Shared pa~kis9 is a system ~n which ;el~5es and ~'adi~des are de,s~gned ~o enoou~agb9 ~he shacng o¢ pa, r~ing spaces b)' hals;Bosses wil:h ~mp~ementa;ry needs (sae~ as aa and a ~es'Burar~t ~n s s~ bu[ban a~ia9},, o~ among simS!ar eCabiishmen'ls {s~ch as several me~chants a!0a9 a town square},. percentage of spaces in critical areas as time limited, Long4.e~m strategies include planning fo~ Suture parking neeos by beginning t;he and acqui, sition process so that ade. quat;e ~ands are available for Barking facilities when '(he need arises.Sin adgition. the city should cons~oe,~ methods for encouraging innovatfve designs for new parking facilities, sucI~ as inoIuding retail on the gro, und flocr, ~uture parking needs could be funded tt~rougn ~,he development of a tax increment financing district or pubtic mprovement district. ¥¥ith needy one-third ¢: Ihe surface a~ea of down(own dedicated to streets, using f:hem effectively was a ma,lor ~ocus of t.r~e downtown master San, FCA envisions downtown streets as "multiple. use" fac~l~t~es~ design, ed te accommodate through provide access to businesses- accommodate b*ans~t, users and ~des(da~s, and encourage sidewaa:k activities (such as restaurant seating, adve~s~ng, and merchandising}, Tlse San includes an i!Justnated master stree~ plan, which is intended to ~represea~ the poiicy deois:~on of wha~ Igowntown s~reets] u Itim ate!/y shou Id become,"4 imp!ementadoa ,of the maste[ stree~ plan is a ~ong-(erm strategy, wi:th FCA ~ecommending the completion of 800 ~near feet of improvements per year, These effo~s shouts be focused on areas wi~ greatest potential (i,e.,, those ~hat are most scti;ve ~n FCA eslb'nate6 ~hai the city shouM a.cquire app¢0ximaleiy 4 a:cses of land; withi~ the ~ext 8 to I 0 yeats f0~ ese 8rs~ as surface !0ts acc~)nsmodatin9 about 400 sgaoes ~hen far ~se cans~uc(ion 0f mua;J..-:le~'e~ park~g strdctures, Novem~ar 2002. ~[egonese Ca!~ho[pe Assoaate8, p~15, TIP 5TRATEGiE5,, IN'C, t2 new investment or economic g~ov~h, or where other funds can be everaged). Shorb,term stmt.egies related to streets and streetscapes inciude a review of signage in and around the downtown.,; the designation of certain streets as ~'festival streets," which wou~8 be c~osed ~o traffic during speciai events; and the development of a plan for the 'alley" streets (Austin Wa!nut, Cedar & Pecan} that addresses trash consoiidadon, sidewalk beautification, and parking improvements. '%he FCA plan also positions t:ransit as an important element in dow;ntown s success. Shoat-term transit s~rategies include creating a dc;wntown transit hub with designated *'busways*' adjaoen;t ~o the square along L,sc:ust., E!m~ H~ckow, and Im~iementir,9 a ~fare~ess 8qu~re" d~stric~ an area ~n which people could dde mass transi~ flee of charge--~s ano~:her method increasing transit use, Formation of the Den(on Transit Authority wi;I.~ provide an impo~ant ~ak beb,,¢een Denton's local transit w~th othem in (he region and ~norease the a~eation fOcused on trans,( Creation ¢ a regional rail; stat, on, such as the old Denton Passenge~ Ra~a Station., could p~ay a~ ~mpo~aat ~o!e ~.n linking regional a~¢ t;ransi~ se~vi:ees. Fina!ty, (he plan recommends that ~he city continue to investigate various options (such as bu;s rapid traasi, t) to, enhance local transit se.F~¢~ce, fff~plementat;ion of the downtown plan will require a review of' Canning and zoning regulati;ons, partieu;lady in the downtown "core.*' Th~s review should addresis sidewalk regulations, such as cafe seating, and ore,nonces o~ guidelines governing a¢chatecturai pro~ect~ons, such as awnings and balconies. Steps. shou!;d a~so be taken. ~o ~'jumpst.a~t~' the dow~tow~ rea~ estate market:. These include i;nvest:in9 in public infrastructure and amenities, procuring anchor' ptojec(s, and streamlining the development process where poss~bl:e. 1~'~ add,(ion, t;he pan makes specific recommendat.~oa s fo~ tho( wil,~ see * change, sp,ec~f~Cail;y the Denton .Cote,. :No~h Downtown. 8Bd Sou(h Downtown; (Conference & A~s Center). The plan also suggest (hat the c(y ~Xe planrdng one step fu ~her by pa ~icipat!i,ng i;n '~h e creatio;n of "s~ec~fic area pl'~ans: (hat outline how eacl~ parce~ w~ develop in a gven area. The cos( of these pia,~s is ryp~ca~;ly' shared w;it;h pdvate sector.. P~ans a~.e then used to st:reamli;ne approval process, whacb 13 increases "certainty" for developers and can he~p bring stabi!ity to neighborhoods, Bringing people and businesses into downtown is ~he ulI:imate goa~ of the downtown master plan, Severs! strategies are :presented in the pan for accomplishing this goal One of the most straigh~[orward is scheduling ¢estiva!s and events designed a~ract both ,o.~a~ residents and v~s~tors, wi[h Cans to dose designs(ed "fes~iva~ streets" for major e:ve~ts, Ho Cng a ;Farmer:$ Market around square would also increase number of visitors to ~h~ dow¢~own. term strategies for drawing people Other ideas put: forth by the downtown task force inrude creati;ng a downtown ;business incubator, developing a mixed-use anchor project, and exploring university-based attraction:s, such as the proposed rei;ocation of the UNT Fashion Co!!ection and the ~¢v'U First Ladies' gowns collection. Perhaps the mos!: ambitious e!emen[ of' the ran is the development of an arts and confe:rence cen[er wi;ti,, a ho~i. While initial, research suggesLs this as a possibility for the area, the plan recommends that; serious consideration of the pr,oposal shoui,d begin by commissioning a feasibi!i:~ analysis ruaded by city, Bevelopment of the center and ~elated faci;i;i;iies couid be funded ~hrough a number of funding mechanisms,, some of whiol~ are ou:tBned below~ downtown include ~;h;e installation of ar~ "active fouatain"~a water feature tha~ would ooo~ the air, mask traffic no, isa ,aa,d provide a gathering spot--and t:he constFuct~on of a ~a~e:rsect,~o of Eare, Be~, roundabout at the: ' "' n and Dallas Dr~ve which wou~d function as the southeas~ "gateway" to dowa[ow¢~. The city must identify the funding options avai~abie for each de¥'elopmen[ project in which ~he city chooses to pad:icipa(e, The selecti, on of a financial too~ is based on a number of factors the: most ]mpo,~ant ¢ whi, ch is the ~evel of dsk U~e ci'k/is w~lJing and able to take:. Thus, a decfs~on r~u:~res specific inform at:ion about th e cost pa~'ameters of [he projec[ or projec[s )~ question, pa~icrady with regard ~e infrastructure improvements and marbeeag costs. The foliow~ng is a brief overview of severa~ of the mos[ common financing strategies ,available ~n Texas, Tax [narement 8n,ancing {%IF) is a ~neing meshanism tlsat a,ti~ows local governments to publicly fund n~e8 sPdc~ural impro~emen~ and inf~atmc~re enhancements w'~hin a de~n~ area. Under this s~ategy, Be tax base of ~e TIF diskfit, '~aich is sometimes ~i~ a T!~, er taxx increment reia~estment zone ~s '*~r~e.n"' at '~e pr¢;eve~opment ~evek Pro.dy T!P STRATES~E'S :iNC., 14 taxes con,hue ~,o ~ paid, but: ta~x:~ deri~ed frx)m increases in ,a~e~ed values res~J t ag from new developmen`t--~e ,tax increments-- are used to repay the debt incurr~ to fur~d improvements o¢ `to leverage ~,re g~o~ in the dis~icL A TIF can be initiated by a ~titi:on of affected proper~ owners, or by the action or a city council. !f Maated by oi`t~' co.u~cil; ac`tion~ the ama can only be considered for a T~F i¢ it: "su;bs~an~ia!!y impairs Lhe c~ty's gro,,~h,*s and meets one of three cd~eria outlined in the Tax Code~ ~ tha~ case, ~he area woul'd first be designated as a T~R.Z, or tax reinves~ment zone There ace a numbed o¢ specific legal provas~ons that apply to creation of a T!F by ekher me,hod. A public improvemeat district (Pla) is a tool ~.ha~ aBsws the: city `to levy and collect special asses,smenbs on, prope¢~ within the cky limits ct ETJ te fund iafras`tmctum improvements, Crea`tion of a Pla ~s accompBshed by petcit~on, ~niaated e~t!ser by ~he city or by a group of affected landowners, The peddoa must be s~g:ned by more than 50 percent of ~he affected ~andowners and proped}' tsoldem, The resul¢(in9 plan mu;st be updated a;nauaiiy, A municipal mar;agement distr~ct (MMD) allows commemiai prope~y ownem to Cued ~mp~ovemen~s te 8 defined area through a combinaaon of se~f-imposed property taxes, s~caal assessments, impac.t fees, o~ otSe¢ cha~ges agai;ns~; prope~y owners in ~he dJ;s~dct_ Al;so ~nown as d;owntqwn management dist¢i.c, ts, MMDs a~e ~ Haf~d.book on .Economic De ve~opme¢~t Laws for Texas CNes, Vol'urns f, 2000, Ausdn, Texas: O~ice of ~'~e At~omey Genera~ S~ate of Texas, p. 110~ considered a govemmenta~ agency and a political subdivision of the state, Fo~med ~hrough a petition of landowners, wit~ the approve! of the ~exas Naturai ReaouFces Conse~,ation Commission, an MMD is indented to supaement existing m~. nicipal ~n~ices. C~eation of a district, does not roi;isys the city from providin9 sene'ices in the .As; s home mis city, Denton's statuto~ abBty to issue bonds fca specific pu;r¢oses must be ou(iined in its charter, ;Pmvi,ded ststutoPy' aut;hority exi;sts,, tit:les can issue bonds for economic deve!oPmeat purposes, inciudirlg bonds for cedain commerciai projects, provided that the bui!dia9 or facil;ib/ wiff be leased to a private entity or to another po!itica! subdivision or the sta;`te, Economic ' ~' deveopmen ~ coapotafior~s aisc have t;he au`thod(y to issue bonds, payable so!e~y frOm economic deve!;opment; sales tn× proceeds, Denton has ourrenI.ly committed its remaining one-half cent sales ~ax to '~ransit, If `tha`t commitmen;`t should change, t:he dedicaaon of sales, ~x (o economic development ~ufposes could provide another 8~an;c~n9 m:echa~ism fca downtown development. The Deveio~ment Corpora(iOn Act a~ows Sect~oB 4B tax proceeds to be used fo~ a vadety of business development purposes incauding pro:cots that.sm not spedfica~y re~ated ~o job creation, such as parks and; re~ated public space improvements, commerc~a! facilities, and (oudsm and ente¢.ainment venues~ and federa~ matching funds a~e avaiiab!e for p~ojects that meet specific '[JP' S'rI~ATEGIES¢ iNE, 1c~ ?i~:~, De~to~ Downtow~.~, Deve~o[,~er~.t Summa~y criteria. For example, iocal funds for isighway beau(i'ficati, on and transpo,rta~io~ demand management projects can often be leverages w~h fedeca] funds, such ss ~h,ose ava~iab~e under ~he Tmnspo~a[Jon Equity Ac( for the 2t Century, commonly known as TEA 21. Loa~ p¢ogmms, such as the Texas Le:vemge Fun8 admi;nistered by the Texas Depa~ment of Ec.o~omJc Developmea(, are another potential ~unding method, The U,S, Depa~menb ¢ Housing and Urban Dev'elo~ment's Economic Development !ni~iat:ive (EBI) funds are another Option carrentJy being pursued by the c~y iB con;necdon wi(l~ down~;owa ~nfras~ruc~ure pro Jet(s. should enab!e ci;(y officiais ~o distinguish beb,¥een i~i~.iat~ves that have a ¢ire,c~ impact--~an empioyment or tax revenues--, and; those with ,an indirect impact., such as i~¢ras;~;ructuFe deve,lopment and beautif'ication..A~thou;gh the. latter' are e.ssentJa! to the city's iong-term economic futu re, ¢ocusing o n those initiatives that can; impact the city's, bottom nine may be a be~er use of !imited resouroes in the shod: term. S~rategie. s fo~ re~aining current businesses and attrac(in9 appropriate businesses should figure mere prominently in the city's downtown deYelopme~t strategy Whiie ai! of the init[a'i:ives idea(i¢ied through the work of the task foroe and Fregonese Cal!:horpe Associates f~t withn the city's vision for the downtown, 'we recogniz:e that thece are ~imi~s on the ;resources available to carry them o, uL Therefore, it is, necessaw to develop a mechanism for prioritizing the initiatives and for eva~ua(ing their' ;impac~ on tt~e city's economic grov4h, This mechanism TiP S;T,r,'ATEG;E3 ~NC, I7 8i~¢~m!~¢~8 de-~elo~men~ regula~,ons ~b~ do'~own a~d pdoriSze I bz ¢,slablisl~ed ba~d an aYaibb~e Cc~4~ prcped:y inve¢~:or~ Ex:pacd ~m;;~ii ~;smoss assis~,n~ ~o me do~?,t~'n, mclud~ri(~ m,~ scums TIP %TRATE.GI~S, I:*~C, 18 Denton is a member of aa endangered spec~es--t!qe *a;uthent~o'! American town. From the Square to th:e Oak-Hickow His(ode District to the aniversides, Denton; boasts a num bet of u niq ue, class:ic Am orca n reetutes ~hat contra~st sharp!y with the faceiessness of suburbia T;he willingness and abi!i~y to market these asse~s can have measurable benefits in terms of increased employment; oppodunities (tlwough business at~racti:on and reiention) and increased property and saIes '~ax revenues generated by business expansion, population g¢ow'~h, and increased property v.a~uations. Denton is poised for s~gr,~flcan,. 9row~:h~ The Bahias. Fort Worth Mrm. p;lex oondnues to grow ;rapidly Between¢ the i 990 ~nd 2000 censuses, t:;he DF'W Combined Me~opoJitan S~;at~stical Area (CMSA) adeed a~pro, ximately t,2 mi;Ilion people, an; increase of 29,3 percent;. As this gro~,4;h continues, Denton is becoming closer to the Me~roplex, both :literally and; ¢[gurativeiy ~ is o¢flya mat~er of time befo[e the open sp.ace between Denton and ~he ..... ' bl~,~rorex is completely deve~oDed~ The c~ty wi!! be fu~he~ inteefated into ~.he Me.~rerex :by ~:he planned extension of (he BART commuter ¢.ai~ ~ae, The continued g~o:~4h o~ the Dab,as- k'on; Wod:h area presents oppo~un~;es for Benrton to capi~aiize on the expa;ns~on o¢ bus,ness activi;~y aa~d the f~ow of resi;dents~ presence,, t;he benefits o~ a ~'esu~gen( downtown all contribute to this view, Based on interviews w:ifiq tocal leadership, an assessment of Benton's position w~thin (he Me(roplex and relative to similar citi'es¥ and input from ~:he Image an.d Marketin9 (~sk force, we believe tha~ there is o~por!:unity to market: Denton around following ~heme: To move this initiative fOr¥card, Bent;on should take the following actions: Conduct an image sucre'), Jo d;etem~ine whether the message is viable. This survey WOuld include ~ocal.. regional; and national input and be in ~he form o¢ focus groups and individual i~terviews, ~npu~: on (he follow,ag messaees about: Benton should be gauged as pa~ of this process; yaunger, more hip, n~ore ad:istio, m ore (ech*savvy corem u nity than an y ia No¢~h Texas; The crealive core o¢ Noeth 'Texas. The consu;!ti;ng team believes the~e is suff;cient suppo~ for an image and marbeting campaign ¢or Denton. The demoe~aphics, the strong u~iYersky 1) · A vibsant, self-sufficient alternative to sub. ut'ban towns, A worthy competbor to ;Dallas and Ft. W'orth in the Metrop~ex (the Third City), Based on the findings fi'om the survey the city shouid design a marketing and image campaign. The :re, su!tin9 campaign and Es message should be appropriate for adoption by' al, I; relevant groups, inc!udin9 !o~1 government, c:hambers of commerce, and tourism organizations, As pad of this campaign Denton shou:~d also deveio, p a sustained interns! marketing effo~ ,;:o reinforce the new image of ~he oommunit:/amen9 ks current popuiat[en. The t-c,,e.fo!d orientation ¢ tsars approach is t¢ appeal to the "creaBve c, lass= and to create sa environ men~ th a~ appsedates sta~-up bus,ness and entrepreneurs. Th~s effOd; should coordinate closely w~th the school d~stdct, (he universities and community co!~ege, and with tlqe bus,ness community The economic assessment pedOrmed a th. our:set of this :project identified sevesal issues related to the development of the cib/s m,asketing and image campaign. With a populati:on increase of needy 60 percent betwee~ !990 and 200'0, Denton Coun(y is one o~ bhe fas(est growing counties in the Me¢oplex and the U,S, ~5,~ 67 7~¢3~ 3i ~9,093 3&6 of this growth is occurring outside the city of Denton, which e×perienced a more modest inc;rease of 22 pe~cenI:, a rate similar to rate of expansion seen in Texas as a 'who~e (23 percent:),. This rapid gro'¢~h ~s inex(:dcab!y linked to gro,~,4h in the Metrop!ex, and needs to be undoes(cod in ~.nat context,. The opportunities inhseren~ in ~hi~ 9to,¢A:h include: the abi!it:/to a~/a,st sew employe~s and to sep~e the ~rger Wo~h ma[ket. Bu~: tth~s advantage plays out sgains~ an increasingly competitive market, one ~n w'b~ch even the retention of eX~stin9 companies cannot be t~ken for' granted, The Texas State Data Center predic~ that Hispanics w~]] make the greatest popu:laaion 9sins in Den:ton Count':/belw-ee~ 2000 and 2040, a!(hough ~;he whi(e populaaon will continue to comprise the largest racia! group~ This trend; affects targeting of messages., both into.mai and .external Denton's competi'I;ive advantage rests pdmadiy on its academic ;institulioas., The presence of the University o¢ North Texas, Texas Woman's University and the N'oAh Centre! Texas Communi~:/College system TiP ~TRATE(]iE% I}~C, 2O Marketing Suriname.fy Denton (:;ount~ ~d~Ll~8'~ni¢ Co~position,, 2099-2049 has a major influence on regional development pa~terns- With a median~ age of 26.8 years, Denton has a youthful pogulation similar to other "college towns," as, well as similar ~evels of enrollment,: n college or graduate schoo~ Dent:an residents have also achieves hi-i~h I,eve. l.s of eoucataonai a~.~nment with roughly 36 oercent of residents 25 years or o~der have bachelor degrees or higher, compared with 24 percent average ¢or the state. This may be an indication of the area's abiiizy to reta;~l graduates-~an important far,of In business retention and expansion, times that of the state during (he last censu, s-~2 ~,© percent for the City of Denton versus lUS~ 7.4 percent for' Te×-as. Connections to higher education should be cart of ~.l'~e cit/y's overall marketing strategy The influ~enOe Of the universities is evi;dent in ~.he percentage of col ego-aged residents ¢.hose 20 to 24 years old), which was three Wi;th a median household i. ncome of $35.422, Denton residents *,,,,ere more affluent in 1999 than the Texas '"college towns' against which the eib' was benchmarked, but lagged behind both Norman. Oklahoma and Boul;der Colorado, At more than $58,216, median household r~come ~n Denton County was. w,ell above that reported by eib, residents and surpassed boti~ state and national leve!s ($39,92? and $41..944 respectS, rely}. Pumhasin9 power of Den'toa County residents us also significantly higher than those in the tit/proper, due to substantia~ differences in housing costs,. Nat.~onwide. the redo of median nome value to median household ncome ~s 2..8, Using ~his rough r:ule~of-thumb measure of affordabili~y, Denton County, with a ra~Jo of 2.3. was more affo-dable than the national average, By corn par~son, city of Denton residents spend sligh~ty more of their ~ncomes on hous.in9 ~chelor"'.~ d~ r(¢2 27 % 36 % ~ 0¢!,'~ 2_¥% ~ 8~'~ :i 8% :~ 6~,~ Bureau TIP ST',~ATEGtES, ~NC, 2t Ratio of ~e¢ian ~ome V~lue to ~edi.~ Household Inc,~)rn.e ~.~:~rm US. Ce~.~u~ ~ur~au I'IP S~'ax~ie~ costs than the nation as s whole, Denton County's relatJ've affl, uence can be made wor~ to the advantage or the city.. The city of Denton has a diverse employment base tanging from bric~ maaufa¢:~rin§ to aerospace e~ect'omcs to heaJ'thcare. ~( ~$ home to a numX;er of bBs]nesses wJ~h more 'than 100 employee~Boe~ng ( I~,733}, PeterbBt Motors {t.325), and Denton Reg~ona. I Medica~ Center' (865)--as ',a'elI as seveCal major public sector employers, inc[ud, mg the Universi(y o~ Noras Texas (5,900) and me Denton lSD (2,000) The Trade, Tran.spo¢:tado¢~, a~'d U,lflNes sec;tot--which inc!udes H¢?~o~esale T;~de; Reta¢ Trade; X~'anspo,¢~ab*on and Warehous/ng; an¢ Uff,~/~¢:es~accounted for needy a 8uader of aB ooun('y emp~a.yment, Government is a;~s0 aaa impodant employee in Denton (2a 0 ~ercent ¢ the coun~:y's tota~ employment in ~:his sec.to~,, web above (he state average of t6~7 pe¢cent) however, these jobs, are becoming less aec. u;¢e. Other majot em ployment: sec(oCs i ncaude Le/su~-e ¢/~d HospJtality and ManuFac~'ufing, each of which accoun~ fo~' approximately I~0 pe~cen~ 0f the to,ta~ employment [n the COun;ty, R~s~ng unemployment~in recent months ~:he city's unemployment rate has near~'y doubi',ed~could pose threat ~o [he area's image and i(s continued p¢osperity, An ana~ys~s of quoSen, t~a ratio typically used to measure the concenVation o,f empleyment ~n an inddstry ~n one ~ocadoa ~e]ative to its ooncentraaon another geogcapmcal reveals that Denton Cou'nty specialized in a number o¢ industries relative to the state as a whole. By far County has the s~.rongest LQ (13,04) Truck 7ranspo,6at/on ,NAICS. 484), with 1.095 em~loye-es, cep~es, enba9 needy 20 pe¢cen( of Texas' (oral employment for this secto¢ O~her industries with strong location quotients include Waste Managemem and ,~emed¢'a~;ion Se,¢¥/ces (NAICS 562), Fumcacre and Re,rated P,r~duct ManufacturCn¢ (NAI:CS 337}, Manufactu,dn~2 (NARCS 339), and Hea~I/and CJvfi .E¢-tg.¢neen'ng ConstmcSon {NA. ICS 237) An understanding of 'the area's inm]strial base ~s key to ~r9et~ng messages to these The city's '~xabie retai! sales have needy doub!ed over the ~ast 10 years andi are comparable to the o,the~' Texas c.i(ies agains( wsich it was beachmafked. Bowevec a comparison of the c~y's taxable tetai~ sa~es (o that of the county reveals the:( Demon's sha~e 0¢ ~.he county's ce~ail market ~s dec]in~ng. FuAhefmofe~ an analysis of ta:xab!e ~e?~ai! sa!es per capi(a for Metroplex counties suggests that Denton County as a whote is, sli!i experiencing ~etail 'leakage" to TIP _~,T.E'ATEG ES, IN,C:, 22: ;~," Oenion /range & Matkefiflg Sun, ma,9 neighboring counties, such as Colli;s anc~ Dal!as,J As the city' of Denton and Dentor~ Count?, continue to expand, capturing these. re~ai! sabs do~iars could provide important source of '~ax revenues, Retail¢ sales growth is a competitive advantage that ca~ become part of the city's economic der elopmen( sttate 9y, And what is being sold as a result: of the marketing effort? There is a clear iink beC'eon marketing an~ sustainable economic deveiopmen;t The promotion of an image that does. not suppor[ gro~h~ responsible 9r'o~¢;h--~is of !ittl~e va!ue is this conte, xL This, in;sigh( relates direcil;y to the successfu~ markebng of al;l; cemm u n~ties from retirement corn must:ties (such as Sun City) to tourist attractions (such as Disne~¢,¥odd ~s Odasdo) A community marketing campaign must acknowbdg~imp~b~t~y and exp~icitly~that it is directed towards the grow'th, o¢ 't;he community: ~ncreased popubtion, increased Marketing is not a b,at~iie of pmdurs; it is a battle .of perceptions~ This is as ~ue for communities as it is rot consumer products.. The ability to disti!~ a cohere~t message that creates a 8esire in the mind of the potential; consume, r is (he con-~mon c!sa!;!enge, Whib cons;ume~ produ:cts have distinct, segmented audiences, marketing a community b a challenge of an .emi~eiy different order, What does it mean t.o '~ael~ a community? employment opportuni[ies, and sew ;business dev¢osment. ~A pul!; factor i;s a measure 0~ fade apes sic, e, Ii: is ca!cu!aIed by ¢iv db9 iaxabb retail sales per capita fo~ a comF...Juaity or' csunI¥ b), i~e. same figure for the s~a~e~ Tl~e per carts sales are ca;i;culated b), divider's9 $ county% ~a;xabb sa~es, by i~8 population, A puli beer 9rea~e:r ~ban o~e ~adicates that merchaa, ts ;a, re sol!lng 'b the equivalent 0¢ a!'l residents i.n (he ooun~y, ~a ~n ad¢ition to the socioeconomic data collered as paA t~e economic assessment 'T~P gathered qualitative infon~aaion about market, n9 and image campaigns currently being undertaken by two of the benchmark communities-~Boulder, Coi;orado and Sa~ communJ~.ies chosen by the consuit[ng, team: Fayetteville, Arkansas; Fort Collins Colorado: sad Lubbock, Texas. This research is summarized below, ~,~re~Pat~ended mee~.,n~s. 'were he~d txe~ween Decembe~ ?002 8q6 M~.~'ch 'T:~'~e work of ~'c, rces was mfc, rmed b:~ an ecom m~c assessment, of ~h~z-a.~'.::~h rne purpose of pubbshed sep,~;,rat?l',:¢ was '~o ~a~ <~n ~m,, le~s't:ar'~Gm ~ '-~ [)~rF~on's s~'~'~n~,~, and, to b()nchmarK Ehe c~ty ;aS.a~nst ortner" umvers~tv cities T~P ST~/CrFG!E'S, INC,, 24 ii> Dentar7 ,~mag~ & Markea'ng Summa9 Tr~m~ te change image a ~slee,py 6al!age lo'.¥a ' The, Sea Mar~o~ Chamber Of Commerce whiah :~8 re~po,ns~b!e for m~¢s~ of iJ~,e c,~y's e~aamic added ~qe theme 'Saa Meccas, a 'Texas Ba(~;'aL* Wibon 8~n'nas Techr~obg~ Park (city owns 289 acre~}, F'ima *fibetpaFK~ !n~:a!~ed by SW 8e~ ia A~a;n~sas ~h~ough gmn~ Working wd'~ 8'~e Sam W, Wa!~ea Ceaege ef Busiaa,ss a~ 8~e Unive~s.r~y o¢ Arkansas ~acabatorL Co~ora,6e Teohaology incuba:ter {CTEK, former~ the Be~uide~ Yechno~ogy Incubaia~} at U niversdy 0f C~erade (Cb} CXE. K m an e~trept'eneursl~ 1~regram and bu~nes~ iacuba~or co8¢ed with a '~43,ao'e regeafcb pack. for Caiopad'o,' a leadamhip pre,aaa developed by ~he City of Boulder: aBd CU8 "¥iT~la;! bus;incas incabaS,*,.¢ $>upPo~!ed by drY, Northern Coao~ado Dev¢opmen¢[ C,~r~a, raaon a~d Co~orado State University Research ¢ou,nda~ioa ~;hat leverages sBppor~ o¢ CSU% veterinary soiea6e eng~neeriag ~rog~anas to ~u~d emce.rg~p8 ~}eidS, su~b as aano~eohr~¢~, and biam.edica~ and bios,~adty r.esear¢, Fort Col ias Dowm.own Busiae~s Ass~$~a(Jan (D.~9 pr.omo~e~ pocular ,downtown fes~bab an¢ a~ivi~es~ F'L.mde~ primer ly by t, hree ma)o~ DBA b s~pplemeal.ed by member dues ant; by separate Dqwr4¢,~n Market Lubber. a 581 c-4 coEpc, ra~on creat6¢ by the ciiy de~e!.opme~t The crt~ pa~lici~atea ~n Tl~e H~gh O.ro.~md 0¢' Texas, a feg~oaa;I markebn9 affo~ ~ep~esen,~iag ~..c, oanl;ies ia ~a¢~be¢'r: Texas, Texa~; Tach U;nivers~ty is actively inveived; ia a,coa.~m:ic devel;opmen~ ,e~o.~5 ia the area Relevan/t T'~,xas T'~.b ~r~i~atives ~ndude ~e ,O~ ¢ R~search, G~adua~ S~Jd:ies,: and Techao~o~y T~BsTeE a teshao~ogy-baSre~ b~Js. iaaa8 iacuba~-r at~ Reeve Tackn¢~y Cen~er (fo,rmec U,S~ a~r base}; aa upoom~r~8~ $ i0 mi~:[Jo~ zetro~stage veatBre ~sp~a~ ~uad; Ci~y reliea bea¥iiy ~sa sales ~ax revenue,, !ndudi~9 two mai6r outlet a~al'ls tha~. accoun~ ~o¢ a brge .percentage of city's (ax: base. City bas also ~ocusad fesou~s oB suc~ss:fui d~n:town reprivatization ~m~aign, Designated Texas Maia S~reet O:ty ~R i; 986 an4~ NadeBa! Male; S~*aet Con, raunChy each year s:b~s, 1999, Resa;l~ed ~n ~mprovemea~ ¢ 1E~. b¢lding~, $35 mi~l;aon ~n public aad prbza~e ~nves~mea~, a:nd ~Be c~eation of ~I1 jab~ over 16 years. Challenge has beea ~e presa~'e hm~ari~ Sea Maraca C~amber weeks closely w~th ~e; Austi~ C~m~m~y C,cqJe9e ;Small De,~ebprnen~ Can~er to foster ~e deve~.p~ent Of smaB busi,'~esses Jn ~e TiP STRATEG!E% INC, 25 Estab!is!; f'orme! me¢!a ?Jam ~o~ Oelearnine i~, outs~fi, e ass~s~,anoe ~ needed DesigB survey ~e badology Conduct s u:raey {intm%,i;ew$ grou;p me¢;ings~ web re~S~ase~: Compae an,d tabulate ?esu;l~s ,A,aalyze resui~s; Prepare ~Pdings Present fi:no ags lo stakeholders Draft; req uesl for pro~c:sa!s ; Raise ¢[mdi~g !or campa;gn ii d;esign and; implomen,ta, tior! S;e~ec~: firm ~o assis!, witl' design L Determiae targe~ (m~emai & e~x~emal) Dev¢op b~and :Draft sample p~ess release. [~,,'e~,op markel:ing s~ateg~es IdeaB¢? effect~¥e channels (prmL TV radie) Se{ timetiee, budget, and reason sabi'iit~es TJ?STRATE~/ES iNc, 26 The crea{ion of a ~echnolog¥,. focused business park w~th app¢o palate access to (ranspodation and udlity infrastructure could netp Den{on aS;rac:~: a~gh wage employers, By se~n9 high standards for ~.he design of such a sate--to ~nclude land use dann~ng, ~andscadn9, s~gnage, and; various o~:her aest?,et~c considerations.~.Denton could increase both occupancy rates and pFope~y tax revenL~es. The purpose o¢ ~.he Business. PaFk Tas~ Fome was to determine ~he demand for such ap ~nvestment, the b/po of development to pursue, an8 selec.( the "best" site of (he available propelies. Working with the !;ask force the consulting team saw as its purpose ~he identificat;ion of s;ites that could:: leverage significan( private ce- investment, outlined in the development time!ine inc!uded at the e~sd of Ibis reporL The TiP 'team is keenly sensitive to costs and timing. By iliustda~ing the steps ~equired; to build out a business park across .a time line, a cfea~er decision can be reached taan would be: achieved by subjecting each site to a full land use analysis, !n other words, some sites are simp!y be~e.r suited fed rapid .~. a nd cost effective -deveiopment. Dea~on has repeatedly d.i:scussed options fOr developing a bus[ness par;k. In Januar)/,, 19,95, PHH Fan,us Consdting conducted a !~igh4evei "visioning" exercise, in which they recommended that Denton deveJo~ a business park complete with fuilpsedviced sites .and spec buildings. 2) develop rapidl), with minimal negative impac(s,: and 3) 'fit well w~thin t~e city's overaiJ Ca, ¢~ development s~enario, including linkages to the downtown~ Since site preparation requirements widely among the parcels,, as do (he ownership structure and the infras[ructure needs, TiP focused cPC those parcels tha~. could most rapidly achieve a positive economic impact for Denton, Recommendaaons for each property are As a ~esu~t of this suggestion, DeaCon employed another oonsulfing firm, RKTL .Associates, .to create an inventow potential business park sites,. In June 1995, RKTL deriver'ed a aepod evaluating (he available properties and recommending s~ra:(.egies for dev¢opjng these $~tes economically v~ab~e parks. None of these si;~es were developed. in 2002, the City .of Denton em¢oyed TiP S~.rategies, Inc. to sen,ce as economic deve!opmen( consu!tants and help pdori'lize various ED a llernaaYes, As a result of this process, the city has expressed a renewed interes~ in exploring the creation of a business park Un;fortunately, in the eight-year interim, a sizabie number of ~he sites originafly considered by RK'T;L .are no ioager viable locations,: Whether the:se sites we¢'e removed from the market, so~d o~ oth.en¢ise developed, Denton no ~onger Pas the same opaons as ia 19,95. The sites ~ha~ remain are ~dent~fied as s res ! (A~rpe~), 25 (No~hwesl Area), and 29 (Shady Oaks,), A~ ad;ditioaal; site has been added,. which is recorded (o as the N'or(;hwest S~te. The fo/lowing se¢ion summarizes the findings of the consulting team an¢ Business Park Task Force members, The findings are, separa¢.ed into ~¥o areas: 1) a discussion of the marker supp!y and demand dynamics for a business park produc( in Da!!as-Fo~'WOrth Metroplex, and 2) an evaluation of .~he strengths ;and weaknesses of each proposed site. TIP ST~,ATEG/ES, !NC, ,~ a~' Le Ore 'vew An industrial market's ge,neaal health typicai!y be assessed at ~.he broad mek'opolitan level' !ndicalors al this level are useful; for gauging the B~ing of real estate decisions, A quick g. lance ag indus~ria! ieasing acti:virty in ~he DaBaaFo:~ Worth marke~ ove~ th:e past four yea~s does fi'Be to reveal ~e industda! market:$ current s~ate of disarray,' A national and I:~! economic boom t:hat peaked in !999-2000 was followed bye s~agnating industrial market in 2:001-2,002. So why d~en, has industrial to,acing continued witch on!y a modest perceptible change in c~¢c!icaii ac'Bvity? .... ' ~ leasing activity' is. mosd;y due ~o the ~ypes o~ ;leases being executed, The boom brought about a spate of new ~eases due to corporate expansions and start-up companies. Bu~ing the, economic siowdown however, rising vacancies, ~a!ling rentS, and the increasing use of ~easing concessions by owners prompted a sbu;filing of existing tena nfs, As corn pani:es rationalize their cos~, ~they afc li;keJy to renegoaale expidn9 leases and t~ consolidate and reorganize ' Uc~iess o~erwi:se indicator rea! esta£e da~a is from pt~¢~d~es. 'F~ex'inciudes 28 in the process~ Ti~e 9oDd news is tha~ cu[ren~ leve~s o~ construction of ~lex and R&D space ~n ~he area have nearly ~ound to a ha~t, Th~a i8 good~ because i~, wil! allow ~he market some t~me to recover, Demand will return, but for now deveJo~ and ~heir financiers have ~n forc~ to back, away from new f~ex,'R&D prQj~ unS~ ~e ~haol~y market improves, existing space, This alone has kept gross leasing acti¥i;I:y aB/e, A fu~her look at the industriaI sCatistic:s shows the currea[ state of the. market more clearly. WM~e gross !easing activi(y has held up, [he absorption of industrial space on a net basis has not New construction deliveries kept ir~dustriai; inventories in Daiias/For( Wor[h e.xpand;iag at a moderate cl:ip through mid-2002. By year-end; 2002, ~et absorption; was squeezed l:o its: lowest: point in; this economic dowrltum. It also put enough pressure on the vacancy rate to push it above '13 percent for the frst time in this business cycle. So how does this affect Benton's pla:ns for a business par~? The key is timing A t~hno!~y-odented busine~ park- or, for that: matter, any type of business park;- wi:l;! on!y Within the DaBas/Fo~ Wo~h m:e~ropolitan a~ea, the No~h'w'est Bali:as submarket (which includes Dentes Co:u~ty} is the third iafgest submarket space. Yet ~t ranks in the m~ddle of the pack in terms of its year-end 20,02 vacancy rate~ I¢~(efest~agly, the Me~o's largest submar~et (Nodheast Dallas and Co,an County} a~so has the h~ghes~ currea~ vacancy rat~, The upside for Benton's submarket (NoRhwes~ Oal]as) is t;t~at it ranked first a~ year.end 2002 in net absorption of flex R&D space and it was :one ,of only' 'b,¥o (East: Dalias was the o!her) (hat managed ~o eke out; positive net absorptior~ in the final qua~er of the year~ benefit Denton if it is occup¢ied, There is competition among business and industrial: parks in rise Metro;~lex. Determining whether and when the ,market couM suppod; another techa Ding y/i;ndu s~:da!; development ~s a ~ey element; TiP S'rRAT'F:GiES, INC, 29 D~FW I,r~dus~a[ ~d~et: F'ka× R&D In~e~oa'as & Va~arx;y Ra~s by Su~-~e~. 2~2 Year~ Thus far, tixs analysis has concentrated on the dynamics o~ I.he D,aI~as]Fort WoM,h ~ex/R&D componenl, o~ Ihe industrial market, but i~ is also important ~.o distinguish between the indus~daJ and office markets, A technology-oriented business park wouI¢ typica[iy Iai/into a gray area of construction referred to, by developers as flex/R&D space, Tt~e ~erm "flex' refers to a building's flexibility to be used as either industrial or office space. Flex space ~s often used for R&D activities, among o(her things. It is typically much cheaper square-foot bas~s because d: ~$ b':jilt using 't,ilt. u p" cons(ruction techniques rather the steel; framing often used for office build;ings. Most real estate brokers and researchers (including CoStar) ciassify fle.xtR&D space within the industrial markeL However, because it comcetes to some degree wi,~ office space as well, it is a, iso necessary to keep aa eye on the dynamics of office demand. According to an October' 2002 resoA published in the National Real Esta~a:e ~nves~or, Dallas., Fo~rt Worth is one of six majo~ U.S office markets in which the addition of new office space has; outpaced grovdh in employment--producing :an excess inventory of available space. This type of tread, wMte not specific ~o business peeks, may a/ffec~ the abi!;ity of Wodh to suppoA a technology :park in ~lse immed~a/~e faciLe,re wi'~;h a significant office component. The four Ioca.Eons were eva~uated by the consulting (eam in 'le(ms of ~.he deskebilJty and reasibiiky of developing a p~oduct o~ ~;!~at site. Bach Io~tion has a ur~que combinadoa of asse~ and ',~ab~l~es. many of which are subj6¢dwe, We a'~empted ~o reset our ana:t~-%is to measurable vaaabies, such as cost sad infraCnJCk~e a'vai~abi~ity. However. we made ~he d~ision to include some moce sub~t~¥e considerations b~ause ~hey refl~t our judgment o¢ the s~te-s ~(enBa~ ~sed on our ex~rie~ce, 3O 'c%cmc 15. % 20 3% ,~,,Z-', B~IlagrFo~ W0~h i 9.3% i ~,8% ,,a, 5% The results o~ E~is eva!uadoa are presented on. hie foi;bwing pages. Utilib/iafam']ation was provided by the C~yof Denton's Munbip~l :U:~diti~ Demarche:rtL The select, on of a s~ciSc si(e wouid also be strong!¥ influenced ;by the type of park desired. This r'epor~ aisc includes profiles of eight ¢e:veiopment types assembled bix' a c¢!aboration of ?ennsy!vania s economic development agencies, maior utilities, and ¢.her ¢.akeho!dem wi. th the assistance of a major site location consu!ting firm. Heavy Industrial General ;Manufacturing Light industrial/Assembly Office - Technical Services Center Offise- Call Center Warehouse & Dist.fibutJon / Logistics Resea:rCh; & Development Commerce Devel:opmen~ S~te The task force should consider the economic ;~mpact of the various ~ypes of development in ~etms of prope~':/tax valuations .as we!! as wage a~d employmen~ ia¢ormat[om Fask forc~s, cc'modsed ¢ ~'~ ~',~ese¢l(a~'~5 trcm~, ~'~' bus,ness cor~mun;~b.,', as W0~ ;~$ pkd:;>lic O~iC~l~, welFat~ended r;"~aadr"e.~s w~re he~d batween C,~:;~e~'~L, ar 2'002 sn¢ Marck 2003. Yha work of t~]c task< against oth~r univem~t:? c~hes. TIP S'TRATEG ES IN(::,, 3I Utilities 7:~'1 aaoes, adjacen~ to mud¢ipa~ ~irpod; 0':%'~e~ biplFri;ci~g Cost +/. S!,50 pe~ foo~ ~ased o~ 20.40 a,c~es; some ch.a ~nses With land assembly Current[ Use~Zoai;~g Zoned '~dustr~.a!, w~;h 16~ of ac~ivi~ cu~raf~ly a~ si~e WeS~er'n 8I'~% Excel!ant air ar:C. ra:i~; access, !;~ageOVisib~lity ,Cur'~e~ useS, (beer d s~,dbutors, manufac~.Jdng) and poo¢ v~sib¢i!;~y may I~mi~ site's appeal Topog~aph'y' is wa~bsui~ed for ~ark d,eue~opment Physical WateE Of the f©u;r d~a:~, ~he Airpod Sii:e wo~;d ca. ii; the highest coEst?u~ion cca!s ~or wa~e~ se¢,~, ce; E~easi~n of ~he 16-inch water Brae ~rom Airpo~ Roe fo $¢rip~u;r'e Road (aa~,rox. 3.500 fee~} weald cos( a;n e,S~m,a~ed ~O0.000, ~ael*.!d:is~ the b, cre a¢~ 1~-35. Wa,stawatef The site i8 weBser.,ed b~ md;or sewer ii'l~es. Fiber O~her ,:~. the instd!¢io:n of B~er due ~o i;he aooatien ale The s~e wouid be a goad candidate ¢¢~ 36-~unt ~ber spBc~ bo:~jUs~ west of ~be railroad ~¢a¢:s Or, .~im CadstaJ Boa~.. TIP ,S,!¢'~ATE~!:ES, ~NC, 33 Ow~e~M¢~ric~ng ,Ability ~o gu~cha:se ~nd ~ a pigs, b~ut la,nd a~semb~.y ma.y present: ~ome ~ali~nges C~rt~nt g¢/Zod ng Reg A.c~Mty Cen~e~-Mixed Use 'Poten~La! Ac~ss 8e~et ~cc¢¢ss (from IH,35E and !¢b~ 35 W v~a; Loop) ~ban A~rp~rt ¢:e, bui a.~ess f;rom set'¢~c~ ,road ~s ~im~ted ; PhysioaJ Dra;ina~e requires ~i~ s~ation; Water Wa~e~ se:r¢ice o0MM be easi¥ e~anOed ~,~, ~his s~te :WasEewatet W'.a~te'water :se¢¢i~, is cuFre,ntiy ins~ffic~ea~; for a s~l:e o~ ~h;is size Construc~oB of the Clear Creek !n.!;e,r(~p~:o~ Sewe~, sohedu~ed ~o be oompiete i,r~ la~e summe~ 2OC~ ~*zil;I faci~iia~e wastew~ter se~¢;i~, Would require coBg~tud O,n 0f an i ! ¢5004'0ot e~ensi0a to oopFey wastewate,r flows !e Clea¢ Cree~: fadii~y. Tl'~e cos~ of ~h~s e,/~e;nsien s estimated at $1.5 mi!!~o~ E~e~t.¢i6 Info~matio~ on e a¢~ c se~c,e was, r~o~ provided Fiber ~nfo<maYon oa 8her insl;a¢!!:a[io~ was nol. ~¢ovided, TIP :¢Ti~ATEGI~S~ iNE, 34. !m ageN~sibili~:y SB~ b ma,s ~c~ic and ha, s ~he gfea~s~ po,,~:~ai fot vado~;~ ¢roducL l¢~o~ { ~ 'TIP S'r'P, ATEQIE5 INC, 3:5 ib De,?ton 8~.~siness Pad; Uti!i(ie_s /. / maic~ ~adwa~s, .site. Ele6td¢ ~i, be~ could b¢~ a o~;omplishe¢, b~i nO! for I~¢ge Io8c~ due i;~ di;~:ia:nc8 f~om !i E s~a~e conceplu!a~ ideas and 9auge interest Craft !and u:se ~R, wh;ch sbodd J~clude 1:ke foi:Jowlng compo~e~g~: · Condi~io~ s~ey acBd condemnation pro,2ed~.res ar,d ob~8oie8 iBf~str'~c~ure im prs.veme~ts , invedc, W off;nancia]too~s EDP/ c~t~,/ Owmed F.:levelc~er EDP Revia,w mas!er plan I EDP N/A TBO TBD TBD TBO N/A N/A 3¸9 Park Su'[~maC¢ M!~e! w!!,~'i properly ov~ners ~o dale_~miae ,sii)~¢ ass stan,c~: aee¢ed EDP N/A F,,, Dento,s UNT Resea~h, ?a~:k S,ummary The creation of a research pea on !:he ~ormer Texas instruments ~sm~Js and the estab!ishment o[ t:ne U NT Coa,~e of Eng~nee,riag pre~na a signif~aat op~Aum~y' for 8se Un~vers~/of Nodh 'Texas to expand ~ ro~e )n r~onal ~anomFs develgpment ~din9 to UNT p~esMent No~al: F, Poh~ Be un~vers~b' is now '"poJs~ to assis~ the state in widening and; d~peaing: the :~i ¢ workers ia science, engineering and technol,ogy fields, [UNT's] new ~/l~,e of engineering wil! provide vaJuable researc~ and developmental expedi~ to the %e~s high t~hn¢~y ~ndustfies~ and pa~$sulady to fi~s ~ted ~n the DaJ~s-,For( 'W~a Metrep!ex, ~ne ~argest populatian oenter ~n Te,xas/ In addition to expensing its tole in higher educagon the re, arch pa~ creates. !he op~uni~ to strengthen UNT's poaition as a major reda.ich kqs-atuboa in 8-~e $'~te~2 The proposed ~us on advanced reseaBh in cutting-eSge indu~,ries such as biotechnology ,and nanot~hno!~y w~ll allow the unive~ity 'fa ray an important tole a enhancing the com[~tiE,'eness of Texas bu sinesses. amended over time to reflect the univers,i~y's goals for the park. ~frastrurtuare -The eity should ea that adequabe wa~er, wastewater, road, el;ectdc, and telecommunications infrastructure is pto~ided ~.o the park, · Review currem ut'ifity and transp0da~ion tans for the park 8 r88 · ~denti~y future infrastructure needs of the park · Design par'k ~nf~astruc~:uFe pi;an Bushiness development poJicy - The dty should design an incentives policy fei businesses the( wouM locate: in the pa[k and on ad~aeeat pr'oped[es (which presents an oppodunity to put land back on the tax ~oles}, · Identify bua~ness sector targets for ~he park Determine types of ~nce,ntives aBract~ve (~ these targe(s The recommendations for i, he city's support of the UNT Research Pa~k are out!ined below. These recommendat:ions should be N~h Texas lnsfder, Ckqo~r 2002 Ac,s.0tding b a May i, 200,2 press release by f.i!e Texa~ Higher Education C0ordiaa~a9 59ard. UNT ranked 8th b research expen, d~ures ia fiscal yea~ 2¢0t amoeg Texas public univemitaes (excluding medbaL den~a~ and a~l:ied; hea/B~ schools}, nee the park~ provide incuba(or send'ices, -. i¢¢o[pora&e UNT and oppommities related ~o ~he research park mtv marketing m, itiatives, Partner with UNT(o produce $:(r81:e~ic p~an for Lhe ogrk s develooment. 41 · Design eib/mcan(ives poiicy these, targets Incubator - Pa~ner with the univeCsi~y ~:o provide i~cubator services Conduct fe¢¢bility ~-esearch that cons~det's demand, exisbn9 ~ncubato~s in the ¢'egi:on, and niche o:ppod.uni,(ies for Denton, , De~ermine app¢opdate atr'ucture fo~ i;ncubator :in Denton and ex¢ore SBDC Sa:~necsh~p Develop incubator plan wi~:h f(anding strategy ~arketi~9 ,~, The c~y'S econort~ic development marketing should ~nc!;ude the t'esearch p;$~k ,a~d UNT ser~,'aces Meet with UNT (o eec ~m ~aw me~ge foe re~arclq park · :Incorporate UNT research, pa~k information ~a~o marketing co~atera:i materials a~¢ web s~te ~ncorpora(e parX opportunities ~a economic development( marketing c~,.;B~ vis Can (d~:rect marketing ':¢ 'brade events) w~th UNT to ~ ' produce a s,~.ru(eg~,c Can for par,~ devel;opment · Assist UNT in i.dendfy~ng sources ¢o¢ preparing 8 s,tra~egk, pisa . Pursue funding for strategic :plan (prepare and submit appi;i:p.at~ons, v~s~t fu~d:i;n9 organizations) · Des~g:n cequest fo;r p;ro,pos¢~s for ¢8~n~ng assistance ,, uond~ ~t,p!an:ni:n9 In the late t980s Texas Instruments (Ti} built a manufacturing facility in Den'Eon use in ~ts missile program. The 'TI property opened near the e~d of' the Co!d War in 1988 and was ~ntended for' high-tach defense -nanufactudng In 1994. in response to '~e countw's changing cleanse needs, TI moIf~t~l, led 'the Denton facility, Numerous a.bempts t.o sel. I the facility/ were unsuccescdl. Thi. s was due, in pa~:~ ~o tl~e_ limiting dimensions of Ce buiM~ngs Ceilings were ~o ~ow for manufacturing I;arge. items. Highway acce~ and ~oa~i:ag dc4k soace were ~nadequate for high volume manufact~nng o¢ d[stribu'b;on. In. short, the faoli~y, a~hougn spacious and pro,raising, was ~0o s~a~ized for m.sny buyers ann "almost ['ight'" for the re~t. m November of 2001, after the facility had been empty for neariy a decade, ,the Unive~si~:y of North Texas purchased the buildings and acreage for $&9 mil!ion, With Ihi, s ~urchase. UNT gained app¢oximately 285 to-iai acres and ove;r 550,00(} square feet o'r building space. The property is bounded o~ (he south by Elm St,re.et, on the wes~ by' Bonnie Brae Road. and is divided into two sections by Loop 268. The building complex sits endrel;y ~n the 189 acre South Parcel. The 96-acre North Parce~ is currently undeveloped. The main building complex is comprised of: (ht'ee modules: a 290 000 squa[e foot center module, b, vo 120.000 square foot wings, a.~d a 30.000 square foot warehouse, n addition (o d~e main building, dse property also contains a maintenance facilit~¢ as well ;~s a LASER targeting range. "faa center mod;ule houses the mechanical systems for the eh,tire property. When TI built the facility, they ¢l. anned foe potential 'TIP :~T~ATEGi£ % INC, 4'2, expansion, The mechanical systems could support 5©0,~000 square fee~ ef add. itiona~ builaing space: 'The University o¢ No¢t,h Texas i.s planning to use the new facility r:.o expa~d its gepartr~ent of' Engineering Tecnnology.. gepartment of Compufer Sdence, and Department of Engineering Physics into a fuli College of Engineering~ In Aprii, UN? received aul.hedzation from the Texas; Higher Education Coordinating 8,oa~d to establish the new program, Dr, Pohi expects that the C:o~!ege of Engineering will admit its ~rst students for the 200,3-2004 scnoo~ year, UNT wi!l gradually move ils a~demic engin~dng programs to 8~e new' ~mpuS as. 8nese programs develop. The currena depa~ments of CompuLer ;~ieaoe, Eng~n~ting T~haolc9y, and Ma,tedaJs Science ~cupy 49,500 square f~t ~', the Eng~n~da9 T~hn,o~ogy 8,u~ldia9, t~e General ~adem~c Bui;lding;, an.d the 8s~ence Reseamh Bu,!ding on the main ,~mpus ~n Denton, The UNT Res.eamh Park currently houses · e Cenler for Nano-Metroiogy, headed by Dr. Moon Kim.. T~e center is one of th. re,e raci!ities in the wed8 wil, h an "Ultra. High Vacuum Wafer Bo,qding Modu~e,' an experimental piece o¢ equipment wfiich combines a perfectly c~ean vacuum chamber wit:lq a scanning eiectroa microscope to build semioond uctor wafers by "stacking~ atc, m s ~ike tiny Lego® b!ocks. In addition to purely academic pursui(s, Dr. Pohl ,envisions the fomaer T~ faciiity serving as a research park by surroundia:g the existing building with structures oocupied by pnva(e research partners;, Similar facilities exist a,t Western Michigan University, (he Uaiversiity of Central F~orida, and at the University of California at Santa Cruz, U:NT is currently irwestiga~ing these facilities to determine best practices as ihey begin to deve!;op the Re:search Pa~k, As a pa~ of (hi:s process, t/ne university is determining which inCus'tales it wi~! ~arget for' park (chants, Some obvious contendem have ,emerged based on UNT's currea~ research in nanomet~ology~ B~o(ech~ nanotech and ma:~er~ai sciences with d~e Dr, K~m's research and c.omp!;~ment research being conducted at other Texas unavers~t~es. the ~ 'without. cl forces., c®"npdsed of rep.~'esenta~;~.¢F, from the fc~rce~;~ was informed b? a~ ec.onom~c 85sassment o¢ the are9, :¢~g purpose of assess, me?r[, which was published 5e~:~.ar.a~e~v. was ~o E~, n an ur}derstandn~, oF Den'kon's strearLhs and to henchmat'~¢ the city TI? STRATEG!ES~ INC~ 43 TIP staff researched three major research pa¢~s to determine t;)~he pub!i~c sector role, if an~,. in the park's deve!o~men¢., 2) the focus of an,/marketing effort_s, and 3) the management structure fo~ t~he park, The results of this 8enchmarkin9 are presented below Raleigh-Durham, North .CaroBna ~:~ .::~<~ ~ 7,000 acres (with 18 miaion SF d;evelo~ed) ~ 82 billion (to da(e) i36 Eady i950s: A coalition o¢ local uni:vetsi~ies ¢ormed and spent several years a~rackag pdva(e~sactor investors ~o option :land for developmenL Mid-1950s; A fUndra'is~ng effof~ was under~a;ken ~e raise money from busin;esses and individuals to (hen buy the o~tioned land, 1959: At ~he park's inception, the s~a(e establish;ed a Boa-profit foundation mana¢e~ and marke( it, Money from the ru~grais~ng was alao used to set up a :separate non-P;'ofit: group, ~he Research Ttiaare nstitute, to conduct contract researoh, 1,200 acres remain undeveloped,. %he Research %dangle Foundati;on con(inues ~:o marke( this aand to companies, Available bui!8;ings ape also marketed by the Foundation. Research Triangle Park ;has been managed by '~iqe non.proat ResearCh T'dangle Fo~Jndation since i:t opened ~n 1959. The foundation curmntb¢ haas a 9-person s(aff 8sa~ is overseen by a board of directers. The board includes s(a~;eho~ders in the park, ~ncludin9 tenants, major N;o~h Caro!k~a companies,, representatives from local umversit~es., a~d p~om~aent local oitJzens.. TIP _~,T,E.ATEGt:ES, ~NC, 44, Orlando, Florida (adjacenI: to the University of Cent~'a! Florida) The Cea~ra~ F~odda Research Park ~s a ceopera~ive ~oaa~ ~a~avers~y ef Ce~tr'a~ ~lod~s (UC~},~ ~he Q~aage Coua~y Res,ea~cB and Deve~o~n'~ent Authority, and the Orange County Board of Count~, C,ommisisioners, (Note: The Orange Counb' Board of Co~inty Comm~ssio:ners is ~espons~b~e for appo~ntmea~s to the Orange Coua~y Rese,a[ch and Development Au:thodl:y,) The Centra~ :Fiodda Research Pa~k was established by the state iegislature ;in !978, with the m~ssion "to encouca,ae and promote the establishment of cesearch and development actMty combining the ~esources of i:nstitu(ions of higher learnt;rig, private sector enterprise ~nvo~ved *in pure or applies research, and state or fede;ral govemmenta, i agency ~esearch, ' Lan8 can be 8,urchased for buiid-to-su~t construction or ex;~st~ng apace can be I;e,ased~ The park ~s ma~k:eted to co, mpan:aes that wan~ a "uaiversity reiati,on:ship", Tenants have access to university faci~;it,ie,s, and faculty and have the opportuai(y t:o sponsor research p¢ojec~s wl~.~ (he unive~si;iy, The Orange County Re;Search and Development Authority ~s, 'ihe governing body fo;r (he Central: F~orida Reseamh Par:k, :Ti? ST~ATEGIES¢ I:NC 45 ~;~ Der~Zo¢~ UNT ResearCh Park Kalamazoo, Michigan (adjacent to Western Michig~ University's College of Engi;neering and &oplied Soiences) 2000 Few .... F~t te;nants just begin;~i;n9 to open opecations The Bus ness Technology & Research Psfk (BTR) ~s a paetne~ship of Wes(em Michi98n U~iversity, Southwest: Mic:h~gan Firs( (a privste: y funded ~on-profi( economic development group), and the Ci(y of Ka~mazoo~ The BTR psFk was 8 concept of We,stem M~chigan University., MaCketin9 is targeted (oward companies involved in advanced engineed[ng~ ~fe gciences, ~nd info:rmat~on technology. .Activities 81!owed w~thin ~ne pa~k include o~oes, ¢esearch 8nd development, p~ototype production and p~!ot plan~s, technology servioes, and light p¢'o:duction and assembly. Financi:ng and inoer~t~ve.s for' expan:s~on are av¢~iabte through the Mic:h~gan Eco~omic Develoomen~: Corp. Wes(em Michigan, U~iversit;¢ is the ;m:ain¢ po;hr of contact: ~o. ~:he park. Western M;~chi98r~ Un~versity maintains ~:igcht conb'ol 8~d design gu;d;el~es over the park's development;, 'TIP 5T~AT£O ES, !NC.. 46 :Design pa~k n~fsst~ucture plan City sts:l~i~ wi~h d rec~ion fromm Assisi LiNT ia i,s;enl~in-~: ¢uading Design request for :pro~osa;b for :s!~ai~r~9 a~sista:n ~ U N:'T,¢C ily UNT/Ciiy SSO,~O00 Coaduci piaaniag U N T/C;i]y l:denti:B¢ busia, ess 9%~.~ ~!~(.je¢5 COt UNT!Ci~y aark Cor'~du¢ feasibi;liL-y' ~:e~arch 'daa( cc,¢,,sidem demaaC¥ exis?Jng tn¢~4'}~'~ofs ir', the regi;or',¢ [,md niche U NT¢'C;x~)~ iacsbaLe: in Denton a(~d explore SBDC Develop incubator ~,:lar! with fund:ing Pleat with UBFF to pr~dminaW me-'~ge TiP S,I";q'ATEGiE% ~NC:, 47 !ncc4%\~x8,~e UN~r res~aarch iaronmat,~¢f~ bilbo, markeUng STRATEGIES, Denton UNT Rese,erc~ Pam' S~,,mmaty TIP 8ira~egies, inc., was engaged by '!:he City of Denton to tielp 'formulate an economic development action piaa rot '(he city, art ad:dition t;o th;is wot,k, TIP Stra~.egies, Inc.. was asked to provide organizatio~al recommendations under which the specific actions couJd be carried out, These actions are related to spec:fc development opporLuaities (business park, downtown, and ~he UNT Research Park), and ~.o image and marketing- there:by covering much o¢ the trad:itio~ai economic development :spectrum, The cu:r~em structure consists of a formai relationshi, p between the City of Benton an;d; the Denton Chamber ¢ Commerce, oraanizaaons have dedicated economic development s~aff, and bol:h orgaaiz:afions are represented i~q aa ¢oor~omic devei;opment parl:nership, which seeks to formalize, relations among vadeus entities. The city also provides fina, aciai resources to the chambec which is responsible for marketing and promotions, While the partnership does facilitate communiication among organizations, it does ~aot function as a formal policy boar.ok TiP has identiaed the need fo~ c;lear ~licy direction aS an important goal 'for any :resimo~u ring TIP considered several options for a new o~gani;zation,. These opdoas were driven by three different considetatior~s: Benchmark:in9 against simi:lar ci:~ies and determining wMch structures yielded the highest return on investment. iate¢~,~[ews with selected Denton ~eaders and staff, ai!,~ed pdmarBy at gathering: both h storicaJ and practica;i feed;bac~, A. discussion with ~he economic development steer ng committee h e!d On April 2, 2003~ Based on this appr~ch four options were considered; Ta:e creaaon of a new development organiz:ation, wit:h a new board and policy oversight, An expansio~ of '~he city's economic development office,, retraction o¢ the chamber contract, and a '~city-oa~y" focus, A chambe~-!ed approach, with city f~nancial :support, but no o~edapping staff responsibBty,, Revisions te the existing struct~jre, wi:th ex:passion of the part~ership to iaciude policy functions, and responsibility ¢or the imrementation of the, action pian, Based on tine. co,qsu!t:ing team8 work and reedback from (he 8(eerin9 commi~ee mee~.ing, options, t:wo and three were discounted, and greatest consiae~ation wss given to a choice ~t?,,ceen the first (a new organization) and foudh (revisions to the ex:isting structdre) proposals. TIP S?RA'r~TG ES, !NC, 49 TIP formally recommends 'Bat the existing eco~o, mic development structure be continued,, with major changes in rTocus .and comrnitment, 'If we ate oniy ,going to twea;k what we have/' one mecmbef stated, 'then let's use a chain saw to do the tweaMng." Witch this sentiment in mind TiP further ~ecom mends l.hat t'h e: partnership operate under' a formal seven member f~ard of dipectors (plus ex-officio members) comprised o¢: the mayor of the Ci:,~y of Denton, > (he mayor pro~tem of the City of Den(on, fJle board chair' of t:he Den(;on Ch;amber o¢ Commerce~ Ihe ;board chair-elect of the Den;ton Chamber ot Commerce,, ~o members from the top tax payers,, ~he presiden~ of ~he University of North Texas or his des ghee. Ex-officio members: city manager and; president of the chamber. The purpose of the board is ~o provide ,economic deve!opment poticy guidsn ce t.o the community as a whole. 'The board can make: recommerdat~ons ~o ~he cit;y counci!, as we, l! as to ~e chamber, tn addition, responsibility 'fOr the imp!ementation of ©en(oa's Economic Development Action1 Pian wil! mst wi(h the board The board wi!! assess ~he incentiYe policy and; wiii review specfl~ic p~oposals (above a ce~ain ddlar amount), The following are recommended responsibiait es for cacti entibc AJ]ocai:e city resources for economic deve!opm.en~ projects and programs Appoia( EDP two board members from '[;he, top tax payers Receive recommendations from the EDP regard ag; project incentives Approve iacenBves Economic development s~,ra(egic alarming Economic deve!;opment ~o!icy gui¢ance (designi;n9 i~oentives policy} R~wiewing and making recommendations t~ city coundl regarding budget: allocatJons the city and ci~amber economic development programs Reviewing and .approving annua! work plans 'for city and chamber ecoa omic development p,rog~arns TIP 51"aAl"EG E S,. 5O Reviewing incentives p~oposa!s and making recom, menda~ions to the citY' counci! for approval > Continuing to act as lead ,on: al! pro.peet .act~w,y for Benton Coordinating with city economic development staff on incentive proposals to p~ospects Managing the irnp[ement[ng the image and marketing campaign Coordinating with UNT in the marketing of the UBT Research Park Working iointf?' with city economic development: staff or] the business park initiative Act as iead staff to EDP ,Oversee chamber economic development contract Act as tiaison (via chamber) prospects regarding incentives, i;nfr'aaSu cture requi, rem enls, and permi~ing Provide suppo~; to isiqe downtown initiative business park, and: UNT Research Park Act aa staff to the ;ED? on any ,review of consultants (e.g. land use p!a;n, ima..Be sucvey, UNT Research Park si. ra.tegic planning grants) Conduct due :dii;[ge!loe and impact anatysis for projects requiring incentives TI P offers the ¢o!iowing sta~ag fecomme, nda~:ioss for consideration: Create new economic development director position at the oity (repor(ing directly to the city manager) that wB ac~: as Jo,ad stat~f for ~he EDP Create assistam ecoa.omic developme:nt director position at the city responsib!e icl supporting (Ise director, Maintain position at the chamber of commerce whose pfimaW responsibility is economic, development market-~ag, icad generation, arid prospect handling, 'TIP StrM,,,7E(:.T.,las. it~¢, 5t Eul]n,e Brock, Chair Norva~ Poh!, UNT President: Dill Palme~ree, TWU Lee Ann Nutt, NCTC: Provost Rick Woolfolk, Denton lSD Perw McNeill, ChambeffC:ity Randy Robinson, Chamber Bill; Patterson, ED. Commi~ee Staff: Chuck Carpenter. Chamber Metissa Glasgow, Chamber Mike C:onduff, City' Manager Howard Marlin, City Uti!ities David Hill, City Planning Linda Ratliff, City ED Dill Patte~on, Chair' John E. haines. Accountant Kiersten Dietetic, City Dale Kimble, DATCU S!~aron Cow Denton lSD Don Dillard, Hunt: Properties David Adhur, Sk;~ab Commie Pelphrey, Boeing Karin Seligmann, Realtor Kent Key, Developer D~r!:ene Muilenwe9, Realtor Tony Clark, Northstar Bank Jim Biggerstaff, Sally Beauty Euline Brock, blayor P e rw ~;.c Nei! i, Cham bedCi;ty Randy Robinson, Chair Tim Charles, Denton Community Hospital Phil 6allivan, Title Resources. Da¥id Vanderlaan, Commercidl Rea~tor Howard Matin, City Charles Fiedler, City Per'w McNeill, ChdmbedCity Euline Brock, Mayor Ma,~y Rivers, Co-Chair Euline Brock, Co-Chdir Jim Alexander, DiSD/TWU Juiie Giover, City Finley Graves, UNT HerbeA Ho!i, GDAC Glenn Monroe, We:lis Fargo Todd Price., No~hstar Bank Dale Kimble, DATC;U Jim Kirkpatrick, Architect Jim Pealer, FUMC Todd Price., Nodhstar Bank Bob Moses, Elements of Design Perw ~cNeill,. ChamberiC.ty No~al Pcb!. President Richard Rares, Vice President 'for Admi;nistration D~aft Ci:ty of Denton Economic iAssessment Prepa r ed fo r: City of DerTton Prepared by: TiP Str:~tegies, i! nc,, Februa r'y 200,3 Draft 53 Draft Co e t$ L Executive Su:m, mar~ 56 Int. roduc~ioa 56 ,¥,ed~odo~o~y ................................................................................................ 5,6 Observations 57 IL Econo:m~c Assessment .............................................................................. 59 Introduction .................................................................................................... 59 Demographics Emptoyment ............................................................................................... 64 Lal)or Force Stadsdcs ....................................................................................... 67 ladus(:da[ Base 68 an~come 69 Retai~ Sales 70 Appendix Strategies,., [nc, 54 Draft:: Z/1 Draft List of Tab!es Tabie 1: Population Growth in DF¢¢ Metroplex, !990~2000 ................................................ 59 '~ab[e 2: Population Growth: 1990~2000 60 Table 3; L. ar~est GaininB Texas Coundes~ 2000-2001; (sorted by humor'it c'hsn~e) ................ 60 Table 4: Denton County RaciaUEt!~nic Composition and Orowd% 2000-2040, ............................ 62 'Table 5: Median ABe and Coitea,e Enroi~men~ ............................................................. 52 Table 6: Educadona( A/(tai~ment (Popu~ot¢on 25 yea:rs or o~der.j, ......................................... 63 Table 7; A~e Structure, 1990-2000 64 Tab[e 8: Dento~ County ,M~nufactur'ir~8 Statistics, 1992 ~ 1997 ....................................... 65 Table 9: Dento~ County Employment Grow(he 1996,2000 .............................................. 66 Table: I 0: U'nemp[oyment S~:atgtics (Auau:st 2002) 67 Table 11: Top Den~on County Local. ion '~uodents:: 2001 .................................................. 69 Table 12: Income, t999 .............................................................................................. 69 Tabl,,e !(3: Growth ~n Taxable Re(:aii Sa(es,, 1989-200!; 70 TaNe !4: Amotm( Subject to State Tax, 1989,2001 ............................................................... 70 Table 15: Re, tall, Leakage (sorted by pu~¢' [~ct'ors) ......................................................... 711 Tab(e 16: Housing Data, 2000 72 Table A-l: Major Emptoye~'s 73 Table A,,2:: Denton County Loc~don ~uo,tients: 2.00i ........................................................ 7:4 Draft 2/18/0:3 Draft EXECUTIVE SUMMARY introduction TIP Str~teces, !nc~ (TIP) was engaged by the City of Denton to prepare a st.rategic impie, mentatJon plar'l t© guide the city's future economic devei, opme~t efforts. The e,cono,~ic 8ssessmen~ represent:s the first pi~ase in the development of this p~an. The purpose of this phase is to gain aB understanding of Den(oh's strengths and to identify the mos~ pressing chailenges facing ~he community, Denton's Location ~thin the Dallas-F't, Wort;h Mol:rap[ex-one of the fas;test ~owin8 metropotitan areas 'in the ¢ount!*y-h, as driven both residential and commercigl deveiopmenL To capital, ize o~ this; ~orne. rm,¢r~? Benton% leaders have eniaC, ecl in a variety of plannin8 exercises. 'in an effort to posit:ion Ben~orl, as, the ~'Thi~-d City" in the regiom Denton has sever-a( significant oppo~'(unides for growth, The University of Nori;h Texas ha:s r'ecent~y acquit'ed a targe fac~[it.y from Texas ]nstn.~men'ts and p~.ans to use (:he space loc an en.gineefirl8 s.cfl:oo~ (UNT Research Pack). The Dai~as A:ne~ Rap~d T~ans~t (DART) commu~e~ Jail system wit[. b,e ex:tended to Dent,on in t. he comin8, year's, offering the opportunity for (.~'ansi~:- or'ion(ed Ceveiopment. T~e city is i~t)~ovi:n~ its airport to serve as a regional, trgnspo~ta~ion alternative to the D~¢ A~rpoft. The red¢~;~iopment of downtown De~tor~ :h~s atso been a focus of city Canning efforts, In ~ effort (o prioritize t. hese initiatives, each s;houM be viewed through the ~ens of current demogFgphic in¢ofmatiJon and anticipated trends, such ~;s the 89~f'i¢8 of the '"gaby Boom" generation, shifting racia~ and ethnic: pat:tems,~ 8nd e,conom'ic forecasts, Methodology Ou~' analysis ret;ied on a numbe~' of data sources,, both quantitative and qugt~t~'tive. q:ugntitative, da(~ were obtain, ed f~om recognized pub(~shed sources, inc[ugin~ the U,S. Census Bureau, ~'i~e Tex~s State Data Ce;n~er, the "i':ex~s Workforce CommissiOn, and the U,$, Bureau of Economic Anatysis~ ~n at~ cases, the consu~('in~ (earn used the most recent data. ava~(ab~e~ For most indicators, data a4*e a~sa presented for the fo~!.owin8 cities sug.ges~,,ed by the steering commit:tee as appropriate for benchmark:in8: Bwgn..CoL[ege Station, Texas; Ssn Marcos, Texas; 'TyLer, Tex~s; Norm. an, OMghom~; and 'T'liP Strat:e.§ies, linc 56 Draft Ti'lose com;mLan[L;ieS were chosert for' comparison because they are. I~ome, to a university;, are ideated reta~ively near a tar'ge u,rban area, may have simitar demographic or economic features, and afc known to suppor( effectb~,e economic de.ve[opn'~e~t progra:-ns,~ O:ua[:itative data were gathered ~hroue. h economic development: wo~shops and interviews; w~t.h key bus~ness and co.mmucn[~y [.cadets ove~ the pas( year, andJv'[dua(s part~cipa(fn~ i~ the inter'views and workshop, s represented a b~oad cross-section, inciudin8 erected officials, oily reader% ci~:y staff, business tenders, downt;own ~e~'chants, educa(or~, an8 :near es(ate developers. AIr participan(:a were advised (ha(. the ~ntep,'iews and workshops were [r~tended as back8roun¢ infor'mat~on and that (h.eir corm~ents woutd be strictty confiden~ia(. Observations > De~lton's competitive advantaae rests pr'~n!arf[y on its acaden~ic in:s~itution:s, The University of Nortis Texas (UNTj and Texas Wor~an's Univers'aty (TWiJ)have: a major in~tue,nce on regional development pa~:te~ns, affecting such (;hin~s as age s~ructur'e, and homeownersf~p rates;. The c~::y's h:~h [ev:e~s of e. duca~onat at~aiar~en~., 36 p.ercen( residents aged 25, years or o~dea' herd a bac;he~or's degree or h~;;her i:n undoubtedly feinted t:o (he p. rese.nce of UNT and TWU, in addition, ~hey !}ave economic impa.c~:, wi(h more than 7,000 peopie empl. oyed at (he two instiiuifo~s.. Educational and ~aining oppo't,unit~es for' coun~:y ~'e~sidents are ai.so eni~anced by t!se. p~esence of North Cea~x'a( Texas Community Coil, ego's Corinth c~mpus. Rising u;nem:p[oymen( cou!.d pose a thc'eat (o the area's coa(~nued prosped(y~ His~oricai(y, Denton has enjoy'ed !oweF u:nemp[oyment rates than the Da((as area or the stake as a whole.. !n recent mor~tl'ls: howe"cot, the ci(:y's une~'np[o.yment ~ate t~as near(y doub~ed~ ~n Au:gus( 2002, (he c~(y's rate was 7~O, st~gI'~(~y above the Texas a:vecage of 6.3 percent ~d markedly higher ~han: mesh of (he benchmark 6omm;un~t:~es, Whi(e Government is an impo.trent crop(Dyer in Denton (2~ .0 ;:percent o~' lJ~e county's bot.ai. emp[oymen(: i[~ (~'lis sector, weir above the sta(:e average o.fl 6.7 percent} t:hese jobs are becoming [ess secure.. While the cifc'y of Denton experienced population Brow(!'l above Lha~ o[ the nation du~-ing the ~a.s.t decade=22 ;per'c:ei~(: versus j:L.~SL 13 percent for the U.S..,i( has not kept pace wi~.h the drama[.ic: growth seen [n Denton County as a who[e. Un[ess oth. erv¢ise i~dica(e..d, data preser~ted [a (l~is report for Bryan-CoBe~;e Sta(ion, Texas i~ for m,e~ropo[if;an s~a(istica[ area (M,&AL 'T'i? Stra(eeie% In,c. 5.7 Draft 2/! 8/03 Draft Between 1990 and 2000, Denton C:o~nty added near[:y 160,000 new residen~s~ an increase of rou¢~[y 60 perce!~t. This rapid growth [s inextricably tNked to growth ~n the Metroptex, and needs to be understood in ~:ha~: c:on~ext. In fac~ 8~ow~h outs~d:e E[~e dty of DenEon could ove~¢lqeim city resources,, as its pub['ic amenities and infrastructure are made to seiwe ces[dent:s as wei~ as those in the DO,sUrfs. The oppor~uBitJes ~nhereat in ~his 8m-owd~ intrude the ab[[[r.y to at~[ac~ new employers and ~o sep,,e the (aFge[ DaB. as~Ft Worth market. But this advantage p~ays Dui agai[]st .an iacreas[aCy competitNe market, one LB wMch even the Fetch'don of ex~st~B8 cgmpan~es cannot be taken for 8~an~ed,, > Dentor~ County's ~etat. ive affluence can be made to work, to the advantage o¢ 8/e city. Cou!!:ty residents are mare aff(uenL than the counties of ~'cg/~e§e towns'~ against which tl*~e county was benchmarked, AL more the $58,2~ 6 per year Jn 1999, median household h~come in Denton County is we~[ above both s~ate and natjona~ median household income [eve[s ($39,927 and S4~ ,944.,. ~e. sa)ectNe[y). Of the benchmack areas, only Boubder COLOR(y, CoLorado, had income to'vets dose to. d~at of Denton County, However, purchas:~n8 power of Denton County [esiden~s wouM be s:~Bn,ificanb(y Mghe~" than those in Bou~der, due ~o dr:amadc differences ~n hous[a8 costs. The med[an~ sates p~"[ce of homes in Denton County in ZO00 was S133:200=signi¢[cant[y hJghe~ than, ho'Lb state and U.$. figures: (~82,500 and $119,600, respectNety). Home prices were also highe~ in Denton, County ~han [n the other benchn~ark commun~[es, with the exception of BouLder County~ wMch has inflated housing v~[uea due ~o Land use policies [rms~Jtuted ~urin8 ~he ~ast se.ve~a~ decades. However~ tise 8tea's housing costs are offset by ~he h[88 income LeveLs seen in the count.y, ma~JnB d~e area more afro,'gable than several of ~he benchmark communities and ~l~e U.5.. as ~ who[e, Ret. al( sates growth [sa competitive advantage (hat can become part of the city's econom'ic devetopment strategy, The city has seen Cgnfficant 8.rowLh in ~-eta~[ sate.s: with taxabte :retai~. sates neaf'[y doubting over the Las( 10 years. However, the county as a w~ote is sd[~ experiencing reta~ "teakage~ in relation to other Me~rop[ex count[es. An ana],ys[s of taxabte reta~( sa(es per capita for a~etroptex .co(J;n,t~es su:~es(s tha~ Denton ~esiden~s are maMng some pot:don of their Oen~o~ County continue (o expand:, capturing ~hese ~eta~L sa[es dollars could provide an important sou:'ce oK ~ax ~veaues~ T;I? Strategies, ;Inc. 58 Draft 2/18/0_3 Draft: I i, ECONO;MIC SSESS ENT I ntroduction The city of Denton, covers approximately 6Z.Z square mi[es in Denton County in North Cenlx'al Texas. Lgcated rouB. h[y 40 miles nor(:h of both gal!as arid Fort Worth, B'enct9n is the northern crossroads for t:he D~[tas-~ort WOrth Consoada~ed Metropotftaa SLa, dst~caL Area (C~SA); ~ntersta~e 35 d~vides within ~he ci{ty Bmits into !-35W to Fo~t Worth and ]-35:E to Dar[as, S~ace ~ 857, Denton has: served as the county seat for Denton County, 'Tl~e ciby of Benton has a dive,*se emp(oymen(: base. tahara8 from brick manufactudo~ to aerospace e~ectron~cs businesses w~:th more ~han 100 emptoyees (see Table A.I ~n, the Appendix). h(aher education, hosdna bod~ the Un~vers(ty of North Texas (UN%), w$(h more tha:a 30,000 students, and (he Texas Woman's Un;fversity (~U)~ with 8,500 s(ude, nts. Den(on County residents are aUo served; by North Centra~ Texas Community C:otteae (NCTC), one of (he f~ste,st 8row~n~ community cortege dis(:ricts in, the s~ate, throua;h its Cor~n;d~ campus. Demoaraphics A,osordin~ te the U.£. £ensus Bureau, the, city of D,.n(on s population increased by about 14.00© residents from a 990 to 2000,. a 8r'owth fate of' ;ZZ percent (¥abte 2L TMs fi§~re is. we~( betow Da!~a~ ~s85/2~0 ~8s.~99 36~089 ~,9~8 668 1,2~253 ~,9,0 70~ ~ur(e: U,.S. Census Bu~:eau. N¢.~,~ Ran~: ~n ~:~rcen( change od~ TiP S~:rateg,ies, !nc:. 59 D~'aft 2/1 8~03 g aft that of tt~e county as a who[e, which grew by nearly 60 percent: durin8 the decade {Table '1 L Denton County was the d!ird t .... as~est grow!ag county in ~he Me~rop[ex,. outpaced only :by Roc:kwa~ (68,~ pe:rc:en~} and Co[[~n Coun(~e~ (86.2 ~ercent). The dry of Den(on's growd~ !'ate was similar ~o rates found ff~ the benchmark communities, as we(( as ~o the [aEc of expansion seen [n Texas as a: whole, The Bryan-Con,ego Station MeLropol. i~an S~ads(Jca[ Area (?,,SA) experienced (he, mosE ~apid population increase ar'no.fl8 the selected ¢ommunkJes, add~r~8 mo~e than 30,000 new residen~,s over the course of ~he decade, The smallest increase was seen in Tyler, Texas, which grew by just 11 pel'"ce~c]L during the period. Denton 66, 270 80~37 i4~67 22% Boulder, CO .83~ 94~673 i I,.36~ 14% 1,5~ ,4_ J 30,553 25% Norman, OK 80¢071 95~ :15,623 20% San Narc:es 2~,743 34/?33 5,990 2Z% Tyler 75,450 83~ 650 .~,20'_~: ! 1% Texas i6¢986,9!0 2048~,820 3,864¢9!0 2:3% ,S¢~rce: U,:5, Census BureaL~, ~ote: Bn, an-CoSlege SbsBoa figure:g a:re f~¢ (h_e eh[re MSA. Boston's rapid growth has conLinued into the. new decade. ACcording to U~:S, Census Bureau estimates, Denton County enjoyed one o¢ the rastesL growth, rs(es ia Texas between April 2000 and Ju(y 2001. During this lO-month period the Census Bureau estimates that dqe cou;nty's populad:on surged by 33,264 residents:, ~he 4Eh Largest numeric ga~n h~ Texas. !1: ~s estimated that Ben(oa County experien¢ced a [arBor' numeric 8afl~ tham~ OaBas County, and a p,ercen(aDe gain than boU~ Dallas and Ta[rant CounUes, TAHL~ 31 LARGE~ GAINING THXAS COUN~ES~ 2000-200A ~Csv,,,tedbynumet/c cbarx/e) i Bards 3,400,578 ~¢~68,589 60~01 ! 1,8 2 Collin 491¢675 54!,403 491728 iO.l 3 Tarrant :1:,.446,2:19 4 Benton 432~,976 5 W[lliamsor~ 24.9,967 6 Fo~ Be~'~d 35'4~45:2 t,486,392 40,173 2.8 278, (167 28.1DO l I, 381~ 200 :26~7'48 TiP Strategies, ~nc:. 60 Draft: 2,/18/03 Draft The Texas 'State Data Center (TSDC)at Texas AS~), University projects that Denton County v4[L ex:pedence s[snificant~ steady 8rowth throuSh ~he year 20a0~ U,s;~n8 the TSDC's ~id-,~eve~ (0,5) 8rowth scenario, Oen~on County wf~ a~d nearly 75:0,.000 reddeats over the next 40 years:? Under this scena~So,, the population of D,entoa County would ]ncrease by 173 percent, to near~y 1,2 mi~ion ~es[Sents, The caunty's ra~:e of 8rowth nearly doubles (he anticipated 8rowth late o~' the S~ate of Texas as a who!e~ /S(enar/o 0.~) an te~ms of racJa( composfdoa, (:he TSBC scenario predicts that Hfspanfcs wf[[ make (he 8reatest population 8ains fa Denton County between 2000 and 2040 (Tab(e 4}, aEd~ouah the white population; wit[ continue to comprise d'~e tapaest racial. 8;roup,. In 2000, H~spadcs oompdsed '~ 2 pe¢cen(: of the county's tokai popu[aden, and whites accounted Eof 77 percenL A.ccordfn8 to Lhe TSDC projection, in 2040 H[spanics wi[~ account for 25 percent and wh~es 61 percent of ~he (otat popuLadom By comparison, t. he TSDC projects that Hisp~]~cs witt make up 53 percent and Aha[os 33 percea~ of the Texas popu(adon ~n 2040~ ~ Sue to the hiRb dearee of wdab[![ty !r~ 8~owd'~ patterns in the sta(e:. ~he TSDC :prepares dYee different sets of popu(~'8oa projections for e~cb cou;~.ty, using8 d~fferent asaump(ions about ~;eE m~aradoa. The estimates vary dependtn8 upon d~e m;~r'aBaa scenario useS; Iow, medium, or hi:ab, The three sce~adOz are referr'e~ Lo as The Ze.ro.a~rc;tJOl~ (0.0) ~ce~d~o, (equal inmiJaratton and ou~miarat~on); 'T/~e .d~.Wat~on (~.0) Scena'r~8, (assum~es that ne~ migration, rates o~ 'd~e 1990s wilt conL[~ue, f~ ~h.e future). G~ven the rap~d 8row(h seen in the state dudn8 tt~e 19~s, t~e TSBC recommends udr'~8 the mfd-[eveL misfado~ scenario a mos~ c~ses, TIP Strate(es, Inc~ 61 Draft 2/~8/O3 Draft White 333~058 77% 7!7,,80i 6i% 3~,,743 :i, i6"% Blacl6 26,290 6:,o gt, 574, '7% 55,, 284 210% H!spanics 52,619 !2% 298 064 25% 245,445 466% Other 2~009 5% 82,977 7% 61~96~ 295% Total 432,g76 100% i,,,x8,o~4:} 6 ~0o% 747t440 %7S% So~rce: 'T~as Stabs' Ba~ Cea(er With a median age of 26,8 yea~s, Denton has a youthfu( population simiiar (o other "co[leg,e to'was'~ like Boulder, Col. orado or Nom~an, Ok.[ahoma. ~4earty one-quarter (23 percent) of the city of Benton's popul, ad:or~ is enrolled m cortege or graduate school This figure is ~n tine the other ben. chma~k communities and; we,l( ~bove (he state figure of 6 per'cen;L Of the co:mmunities,. San Marcos had the highes~ pe~%entage ef its poputadon,=.38 percent-e:nro(~e8 cortege or gragua(e school TABLE 5: ~ED~AN :AGE AND COLLEGE ~NROLLPiEH~ Dead;on ~.8 !8r770 23% ~,uldier¢ C© 29,0 24¢703 26% 4"7 ,. 039 31% Normap.,:_O~_K._ 29.3 20¢405 2 Tyler 34. ~ 5,328 6% Texas 32~3 1.2 aaii!ien 6% Den;ton residents have achieved high levels of educational, at~ainmenL Approximately 36 percent of residents Z.5 years or older have bache(or degrees or higher, compared with 24 pe¢'cent avena8e fO~ the s.(a(e. (Tabte 6}. The number of individuals wit;h graduate or professionat ~eg:rees is inflated in part due to the presence, of (:he U:n~versity of North Texas and Texas Woman's UniversRy, as we~t as the number of health care profess~onaB a.t ~:oca[ hospita(s an¢ the Bent, on State School !t may atso be an h~d~cat~on of khe area's ability t9 retain gradua~es.--ar~ importank factgr h'~ bufness retention and expansion. 62 TIP Strate§Jes, !:nC+ Draft 2/t.8i03 Draft 9~ ~o 12~:h 9fade, no d:ip!c,ma, %.__ 3% 11% 7% 9o,,( ~2% i3% _~?c,o~__ g~adua~e 20% 9% 20% :28% 24% 21% 25% So ~u c~ eGe~ no deq~-ee A~%~;i a ~,e: degfee 5; % 4 % 5 % 699 4, % 7 % S % 23% 18% 18% i 6% Like the rest of the nation, ~he proportion of yo(~nge, r residents 'is shdnMng somewhat ir~ re. ration ~o order Dentonites--.a reft. cc:don of the ~%taying of America" as the baby boomers near redremenL For examp[e, (he perce~taae orr 25 ~o 34 year o[ds=-o~ce seen as (.he prime earning period Ina person's ~.ife-d;ec~eased from; 19.1 percent of [he popu[atio~ i~ 1990 to !7.9 percea:( ia 2000~ At the same dine, the percentage of 45 to 54 year o[d residents grew from '7.6 (o 9,9, an increase of 2.3 percentage points. However, Texas saw a (arge~ stfift durina: the decade, w[(h cbc 25 to 34 yea¢ age bracket dropping fi-om 1 percentage of residents age 45 ~o. 54 growing from 9.6 percent to 12.5 perc. e~t {Table 7). C:if~y o[ .Ben~ca~ Perce~: ~!: TO~! Pop,~la~i~n by ~,e Cal~go~,% 1990 Furthermore, 8espi~e t;he dhaaaes [n the c'ity's age str~JE(ure discussed above,, it is dear fha:(. t]~e p[esence of UNT, ~U, an, d NETC he(p (o keep the ~fe~ young, This c~n be see~ in the city's median age, whkh was si:gnificandy [ow'er b:han that report:ed for the state m 2~0, (26.8 years, versus 32.3, years). The infturence of the universities is also evident [n the pe. rcentage of co~[ege.age([ ~es~dents {~hose '20 to 24 years o(d), wh[ch was three dines that; of the state during the Last ceasus-21 ..0 peFcen( for the Cky of Den(on versus just 7.4 percer]L for Texas. TIP Strateaies, Inc. 63 Draft 2/i 8/03 Draft ~ = 746 bnder 5 4~228 6.4% 4.9?4 25 ~o 3~ years 12~684, !9A% 14,384 i7~9% !~700 13~4% 35 ~ 44 years 8~265 12~5% i0,392 12,9% 2,,!27 25,7% 45 to :54 years 5,056 7.6% ?, 963 9,9~ ........ 2 ~907 57,5% 55 to 64 years ,??~)j. 5,2% 4.6?5 5,8% ~204 34,7% 65 aa~ ove~ S,389 8,I% 6~3~ 7.9% 975 I81% Total §6~270 !00.0%, 80~,~37 i00.0~ 14~:267 2!,5% U~d;e~ 5 5 to i9 years 520 to 24. ?'~rs 25 to 34, year's 35 I~0 ~ years 5S to 64 years 65 and over 1,390 054 8,2% 1,624 6,28 7.8% 234,574 1.6.9% 4, 002., 2~Z ....... ~_~ .~ 4~ 92 !~ ~S ~.~, 6_...._._.~.5: 9 ~ 9, 39 ~ 23.0 % 3~086,17~ ~8.2% 3A62,083 !5.2% 75,9.~2 2,5% ~39_, 0.25 !.4~9% 3:,322,238 15~9% 783~:2.13 30.8% !,628,634 9.~67b 2,611,:137 i2~5% 982,50,3 60,3% 1,289,42 ! 7 6% 1,598, ~90 7.7% 308,769 23.9% i,7!6,576 i0.~.~2 Z07'2~5;32 9.~ _~.?~ -355,956 _. 207% U,S, ~I~SLJS 8urea, l¢ Tine age structure of a population can have implications for economic devdopmeBt that sh, oCd be considered in the city's (on~ term planning. Rising older populations can have positive effects or~ a community or region by bo~,s~ering Local businesses, charities, vob..mteedsm,, and od~ef civic actNides. However, a~ song poputa~o~ may also affect ~oca[ demand for med~ca( se, reices, soda[ se~ices,, housi:n.g, and Long-term care, A:n aging population also presents chaLLenges in areas such as transportado:n and access, to faci[:Jties. Shifting demoBrapbics can also impact fu(ure work:force avaitab5[ity [nc a rea;on or commun4ty, espeda(~y ia the BaBuCaCt~J;da:g and consUuct}o~ industries. Employment As 'ilLustrated in the f.i§um be!ow, the Trade, T:raaspor~ol:ion, and Utifieies sector*which; ~nc~udCes Whotesm'e Trade;: Refo¢!' Trade; Transportation .~nd Worehousin3; and accounated for nea~[y a quarter o'¢ aB county emp[oyment. Government employment accounted for over one-fifth o¢ emptoymen( in (he courtly. A(d'~ouah government jobs tend to be more stone and better paying then; many se[-v~ce 8n:d re(ai~ sect.o~ jobs, an over depenaence pubBc sector employment could indic:ate (ist(ess pdva(e sector employment gmwa'~,. O(her ~T~F"' Str'a~egies, ]nc. 64 Draft 2/! 8/03 Draft ;major emptoyment sectors include Leisure and HospCtai~ty and ,M;an'u[ac'tur~r~g, each of which account for appro:x:imatety t0 percen!: of the Lota~ emp~oymer~t in 'U~e ¢o,u!'-i(y~ Leisure & 2 i % 4,% ,24% Den(on County hosLs a moderate!¥ sized manufacturing base, with jobs in U~is secLor accounting for aroun8 10 percent of Lhe county% employment in 2001, As a poi!'~t of reference,. manufacturing accounts fo~ app~ox~mate(y '! ! percenL of (o(~L nonagdc~itura( job~ ¢o~,' (he state as a who(e. Caanufactu, dnB. jobs are ~ao ~mportant measure of Lhe sLFengLh of the ~ocaL economy, as d~ey ten8 to pay above ~ve. na~e wares, As evidence, Lhe ~ncRua[ payroLL per employee manufac:Lurin~ h~: Texas '~s 19 perc:ent Mgher than the sta~ew]de &vera:ge for a[~ E~ab!iCw'nents ,253 305 52 ~. o, ~ Value of Shipments~S000s~ Value Add;ed by ¢!8[~uracbJ, e ~0~0s) ~z_383,500 2,¢ 74 %~:~8-0S 358,308 ! 5% ,26~7~9~ 1,393 ~2 .... 1 : ~,~i 42 ! 0% 367,700 459r845 92,i,45 25% Pa'd Em¢oy~$ :i2:,000 13,556 1,556 i3% Census 'Bureau, i992 8nd i997 Economi~ Ce¢I$~JS Between !992 and ~ 99'7-the most rece~( yea~ for which de~ai(e.d ecor~omic data 8re avai(ab(e- Denton CounL'y ex?edenced so!.id .BFowLh in m;m~ufacturir~g, w~th Lhe number of establishments e.xpa~dh'~g by Al ~ercenL The v~Lu:e of shipments increased b,y $35B m~:~[~on (~ 5 pe~'cen()during the per[od~ Payroll increased by 25 percent, white the ~umber of e;mp[o~,ees ~rew by~ 3 pe:rce:nt=.Lcans~ad;n8 into hiBher average was:es, 'T:iF' Strategies,. lnc~ graft 2F~8/03 Draft However, due to the delay in the release of the data,, the 1997 data do not ref[ec~ recen[ market, trends or wor[~ eYents? For example, an aaa[yes of more recen~ emptoyment data from the Texa~ Workforce Commission reveal, ~Ba~ the county's manufactudn~ employmen~ ~ed~aed by :4 percent, or 56a emptoyees, between 1996 and 2000 (Table 9}, The only CLher sector ~n the county ~hat experfenced a decline ~n empLoymeJ~t was the Mirths3 secLor, wBJch dropped ~ ] jobs, or 24 percent of its workfo,rce, Sectors experieficin8 t, he [arBe,st numeric ~a~ns in employment, included:;: Services and Othe,r (6,303, jobs); Reaoi~ Trade (6,!27 jobs); ConstructJ'on (4,473 jobs); a, oc¢l Governmen~ (3,467 jobs); and Tcansportat~on (3,125 }ohs). In percentage te~ms, two of Den, ton Couaty'~ emp~oymen~ s, ectors ~'ou8h~y doub~ed in size. Trenspert~Uon grew by~ 08 percem and Construction increased by 96 percent be~weels 1996 an~ 2000. Agricu:ltu?e ~68 r1,~963 7'95 68% ~4in~ 44 33 -~, Z ~24% Coastmct~on 4, 657 g, ~40 4~,473, 96% Manufa~u rinq 1,4~ 335 13¢ 767 -568 -,4 % Tra nsp@r'~,at~ 2,~82 6,006 ..... 3,._ 1:~4 108% Whole~ le T~ade 4~ ~ 36 6~720 2,584 62% Re.ii T~ade 22,959 29~087 6~28 27% Se~¥ices & Other ~855 4,300 :1:~.4,45 17~895 24. i98 6.303 35 187 ~2:28 4i 3% federa! Govemmen~ State Govemmea~ Loca! Govemm,e~: Total To~a! Wag~ 91,932 11g~710 $563~804: 3,467 :32% 27~778 30% Average Week!y Wages ~t~e; Texas WsrkiercS Ceramic:on ~471 $563 $92 19% ~ The Economic Census is coa6uc/¢,,ed by the U~S, Ce, hulas Bureau every fi~,e year,-ia Ehose year's endi=8 in "2" and ~7"-to provide data. on the national ecaaomy by m~4or i~dus~w sector, 'The advantaae of E,conomic Census is thaL i( i;s comprehensive, presen('in8 de,aBed industw data at the s¢~te, me~ropol, i(ac, area, and commun~ty i, evets, A d[sadvant~ae of (he E~onomi;c Ce¢,sus i:s (ha( ~t: is re~eased oa[y onee evew five 'years, wit, h ata8 time of sere a~ years between the time t~e data is ¢atnered and published, 66 'T!~ Strateaies, :Draft Draft Labor Force Statistics Unemployment for Denton and the Dab. las Ca, SA has averaged be~.ow t;he :state figures for most of t.he (as( decade, as illustrated be[ow, la the early !990% Benton's unemp[oymea~ figures were very close to those for Texas. 8.y 1i 999, Denton averaged approxi;mateiy two percentage points In re,cent: years however: Def~ton has experienaced a; steep ia,crease in uaem¢oymeat r~t,es bo~t~ ia ,'cai rates .and in ~e[a;tien to the ave~'a~e s~at'e unerflp~oymeaL Between 2000 and the most recent figures from August 2002, Der!toa's unemployment ;rate has more than doub[ed, risi:aR from two :points be[ow to three.quarte,'s of a point .above the state average, Accordir~8 to the Bureau of Labor' St:at[st[cs, die De, Eon ~ma r'epofted a 7 percent unemp~o.y:ment eat:e. ~n August o'f 2002. T:his fig:u~e is 10 percent higher t:han the 'Texas average of 6.3 per'cea( and markedly highe¢ ~han every other: benchma:rked community with; the exception of San Ma:¢cos {Tabte 10). N ormsn~ Ok 53,,444 5!¢779 ~,:~665 3, S~a ~4arcos 24,699 22,737 1,,962 7,9 ~ Texas ! O, ?47,446 ~0,074, t.40 673,306 ~ur~e= U,S, Bu?ea:u o~ La~sgr S~ati:st c~s, Loca~ A~ea U~lem~ov~'ie~!t, :Stabs(its TIP Strate§'ies, lac.. 67 D~aft ~/18/03 Draft I n d u s, t r i a [ B,a s e To ga:in a better understanding of the existing ~ndus'tdat base, the consuEing team compared em¢oyment in Denton County with sta:te~eYe! figures for each ~ndustry presen~ ia the county, To facilitate ~:h[s task, ~he team ca[cu~at, ed (eta'don quotients using private sector employment data from the Texas Workforce Commission's Covez'ed' Employment ~ Waae p~'ogram,, Our analysis included ~n~ustrJes a~ t~e 3,,digit NAICS code leveL, Some '~ndustdes p~esen~ in De:n~on C'oun~y Are not ~ndu,ded in ~he ~ocatJon (~8ot[er~ts, due to data suppression at ~he 3.d~8~t level2~ A ,!ocatZon quotient (L:~) is, a ~atio ~yp~ca~(y used to measure the concen~ra~:ion of employment in an industry fl~ one location fel. atJve ~o its concentration tB aBet.her geographica~ area Cn t!:'ds case, the state of Texas). LC& are use[u~ size and p~eaence o:f an [ndus~ in ~ given a~ea--the Mghe~ ~he L~, the stronge~ the lndus~[y. Gene[aBy, a.n LQ greater titan a .00 is cons[Se,red to be ~a~dcu~ar in~ust~ sec:~or is we~ ~eve~oped in the ~egion, For economic development purposes, a h~gher th~esho{d ofI,25 is o~'~en used to increase the Bket~hood of ~defldfy~g ~ndustdes with ex~$,oa"'t pOteBda~ (those that a~e producfl}g enough of the.~r produc~ or sea-ice ~o serve customers ou~sMe the immed'ia~e area). The higher the L~ however, (:he 8fea'(er' ar~ area's depende;nce on [:h~t: pa~"dcu;(ar ia an ~ndust~y w~th (t~'ted growth potential, na, doBa(,(y and ~ntemadona[,Ly, ~s necessarily an Asset, Tab:to 11 shows the, resu[ts of' the ~o,catJo~ quotient: catcutatiOns for Denton, County at the 3- digit NAICS revel, for tho<se industries with an LQ of '~. 25 or 8reateF~ These 'figures i~ius~rate how well developed each major industry 8rou:p is ia the co~.~nty compared to the s~a~e as a whoie~ Tabie A-2 in t, he Append:ix shows t;he results for a~ industries at the 3.d~B~t revel By far, Den(on County i~as the strongest LQ (13.04) in Truck Tmnsporta'~'¢On (NA!CS 4,84}, w~th 1,095 emp!oyees:, represer~:dn8 hearty 20 percent of Texa¢ ~ota! em¢oyment for this sector,. Od~ef' industries with strong: [ocat~on quoUen;ts include Weste ,~a'n~ement end' Remed~'et:~on Services (NARCS 562}, Furni~u~'e ~nd Rede,led P,roduc't ~,enu/ecturin~ (NA~CS 337'), 44Sce'~¢neous A4anujF~c~ur;in~ (NARCS 339}, and Heavy end C~'Z En~ineerfn~ Construction {NAiCS 237). The sector emp,!,oying the highest number of peoCe in Denton County is ,Food Serv¢Ces and ~¢'ink~n$ P'~¢c(~s (NAICS 722) with 10,536 emptoyee's., Other ;major em;p(oyers include, AdmCn~strativ'e ~nd SrUppOrt Set. cos (NAICS 561 ) w[~h 5,800 emptoyees. Geserai Mefd~andise Stores {NARCS 452} w~th 4,933 employees, 5pecim'ty Trede Cont~'~ctor'¢ (NAJCS 238) with 4,7t 7 employees, a. n8 Ambu~'etoPj Hea~'th CaFe 5erv¢Ces (NA~C:S 6,21 } w~th 4,268 emp(o,yees. 'a Under the Covered Empieymemt a Wage p~ogram induStW al;gLo are suppc, essed i'f (1) there are fewer' l]~aa three establishments ia an indust~, or (¢2)one fim~ comprises 80 percen~ O~ more of i,he employment i~ ihal industry This suppression limilS ~he number of' S!C codes for wbi. ch ,data: ace reported, especia!~y at the 3 and 4-digit NAICS level TIP S(rate§ie,s, Inc:~, 68 Df aft 2/~ 8/0~ Draft 484 Truck transF~rl:atign 2095 5~334 ].3~(}4 562 '¢- ~ 337 Furniture and related ;produc~ mamufa~urin~ 1,297 21,739 3,79 1,465 33,378 2,79 339 N iscellaaeous ma r'u,~fa ~2o,~ ring,~ 1,219 36¢887 2~:!0 237 Heavy and c~vii e n~,..,e,.~: coas~ruc'tioa 3, :[98 101,137 2.01 446 Hea!~b a~d ~sa~al care stores 1,427 56¢290 1.61 45:[ S ~,: l~pbby, bx)ok and music stores 327 Nenmet~!l~mineral pr~uct manuf~¢~un, nc~ 4L~2: 44,620 ,~ -56' 3136 Transoo~ation equip:mea~, maau!a®~ria8 ;i.,989 84~421 448 Ctothin¢ and c~othin9, acces~des ~ores 2~,23~ 98¢282 533 Lessors of aon~fin.aacia~ inba~qible assets 47 2~147 452 General me~'c:handise s~ores 4,933 234..3~d ~L34 7~3 Amuseme¢~(s, ~am~ing., and recrea~,~on _ L338 67,342 L26J ~f~8: cai~uiat~ rrom Texas Workforce Cor'r~misso~'S Os.~re~ ~e~oF~x~ta¢~d t/¢a'~ daU4 Eom e According to the U.S. Census Bureau,. Denton CourtLy !sas very (ow in. cidence of poverty, with on!.y 6.6 po(cent: of the poputaLioa ~jv'~n8 below ~e goverty ~iae ~n ~ 999-tess than half: the stale a'vera:Be of ~5.4 perce~t:~ Howe,ve~, when¢ t:he analysis ~:s Lime,ed Lo (he c:ky of OenLon the p, ercenL of people. ~.i'v~:ng below t;he pove'r~y tk~e facreases dramat/icaBy to mom than ~6 percent. Denton Co~n~ TX }~,t~'~5 $S8~2~6 138.6~/~ 6.6°/0 De~on ci~y~ ~ S19,s6s $35,422 84.4o/e 8Wa n-Coil ego S,t~Bon, ~ ~ i~,,2i 2 $29, :~94 69.3% 26.9%. San Marcos¢ ~ :8;3,,468 S25,809 U.S, _ ....... ~.Z].¢S~:J ~!,994 100,0% i2,4% Source:: U,,S, Census Bureau,: TIP Strategies, i~c, As m~ght be. expected, there is a high correbtion between in:come and poverty LeveLs. As a resu;Lt, median household income in Denton County ia, 199'9' was siBr:~ificant(y hiBher than in the city of ;D:ent, o~ (S58,2'!6 versus ~35,422)~ The .county's median househo,~d income is more than ~ti? Strateres, lac, 69 graft 2/~8/03 Draft $18,000 hiahe[ the median house, hold income for Texas, while househe~ds [n the cEy il, serf have a median income just under 85 !)erceat of the state ff~ure (roughly $4,~@8 ie,ss), According to tatar[ sa[es data p~'o'vidied by the Texas Comptro!~er of ~ubac Accounts, taxable retail sa[es in (:he city of Denton §FeW ~iFon*l S333, 5 m~[[~on in 1989 ~o $656,5 mi[Hon 'in 200'1 represent]n;~ a rate of growth approachfng 100 percent (Tab~e. 13), This figure m'[rrors (he 8rowth J~ ret&l sales for the Da[(a:s MSA, wMch inctucdes Denton County,. Among the Texas duo,n,8 the period. ,~uc:h of San &&~rcos' 8fowth can be ~t:tdbuted to (;he development of the San Ma~cos Out[et Mar[, which 8(tracts shoppers from San Antonio to north of Austg~ ~¢~on ........... $33.3~93¢42I $656,513,225 ~. 97% ?yler ...................................... $580,272¢347 $i,052,936,963 81% ~¢a n-.Cg~l.,.~e SmBon HSA $471,8Q2,~7 $937,47_ ...... ~.,622 ~..,9 ~o San Mm'cos $~,~826 $611,7!3,837 404~_ Dallas MeSA $12,301¢989,168 $24,.2::~ 1,905~1.3~ 97% ~Jt~: Texas C~pb',~;leF of P[~bk,c Accounts Despi(:e d'le city's strong retail[ sa~es 8rowth,, a comparison of the ci(?s taxable retail sales te that of the county reveabs that Dentoa's share of the caunty's retail market 'is declining, Whffe city, oudets capture8 heady one4~aff of the county's taxable retai~, sa~es h's 1989~ U'~at figure 8topped ED s[i'ghdy more than one-quarter by 2001 (Table ~4)~ 1990 $343,r225¢!84 :$802,rTZgir74 Z 42~8% ~9. l, $354¢52:0~530 $885,~200~963 40,0% 1995 ~ 55,96~:~54 $ ~¢372,588j, 30 33,,2% 19~, ~99,398 474 '~1,602,680,887 31,2% t997 S527~I90,293 $1,738,,~28,5d8 30,3% T~P Strategies, Inc:, 70 Draft 2/! 8/03 Draft 1999 2000 ~eetce~ Te×as Cemot,~oi}ler a[ ~a~I!c Accoun~ AnoUle~ indicator of t~e strength of an area's re{afl base is to measure Ehe amount of retaf[ s,a~es "leaking" betwee. B cities o~ counUes in the reg~om To estimate th~s [eakaRe, the consu~t~n8 team ca~cutaEed pub'. ~ec~ors for the counties surtouBding Denton County, wMch p~ov~ed '~n Table ~4. A pu~ facto~ ~s a measure of ~r'ade area size. It ~s calculated by (axable reta~ sa~es per capita fora community o~ county by the same figure ~o~' d~e state. The per capita sa~es are caku~a~ed by dividing a county's ~axab[e re~a~ sates by ks popu~adom A pul~ factor 8,renter than one indicates that merchants are seLBng to the equivalent of a~ resk~ents ~n the county~ 'la a~d~Uo~ to a percentage of Table t4 also con~ai~s dat~ o¢~ ~he average number of Fe~:ai[ outlets in each of the counties (o~ d~e year 2001~ With 108 re~ai~, out[ets per cap~ta~ the figures indicate th,at Oen~on Cou~l[y is home ~o, a ~arge number mi sma~eL ~mom amd pop~ re~a~[ out,ets, In con~rast~ County, which en}oys a taxable Fe~:,a~ sa~es Base o( about S2 bi[~ior~ grea~,eF than Benton County's,, had '~0 ~ewe, r r'etai~ oudets per caeca,. Such fiaures suBgest ~lat more, ~arge, bo~' out[ets operate tn Co[(iir~ County than do in Den(on County. TASL~ ;'[5:: R,ETAZL L~E (~so,ct~ bypu//,,~ctott%) Coi!in 84,356,525,496 538,574 $8,089 ~,36 5.4.86 98 Daf!a s $ ~ 5,89,6,780.358 2,2:.48,226 $7.07~ ~ ~19 28 049 80 Ta¢~an~ $ ~ 0,251 ~393 067 i ,486.771 $6 895 I.i{~ 16 9;4~,~._~ j88 Grayson 8594,418,232 1 ! 2, i ?'7 $5,299 O, 89 i~ 590 71 Cooke $~93,73~,09:2 37,125 $5,2:~8 0.88 54? 6,8, Dento~ $2,303,6t 2,3;99 466,~$ $4,~93,8 0~83 4,3,35 1:~8 Wis8 S171~93i ,1t2 50.403 $a,411 0.57 483 ~04, Men,ague $57.753.'9!;2 19,193 $3,009 0,5~ 327 5.9 Texas S ~ 26,967,982,833 21,325,018 $5/954 1; .00 264 J27 8,'~ Texas Comp(roller, Quartercy Sa!es 'Fax ;Hisbs, W; Texas S~ate D~ CCh(eL }(. N ~, 2001 Popuiaaoa .{~;siim[~tes Ho, using A.ccord~ng to the U.S. Census Bureau, Den(on County's median va(ue of owrie~-occuced housing ~s $~33,200, approximately 61 percen( higher (hah bhe estimated median for Texas a!~d ~1 percent higher (hah the esdr. na(e8 median for the nation, Among benchmarked count/ies~ 71 Draft 2/~ 8/03 Draft median hourn8 values we, re only higher in Bou~det County, Co[oradm~ The most analogous be~c:hmarked county ~s Hays County, Texas, home to the City of San ~arcos, 7he median hous[fl~ va~ue in Hays CouBty ~s $1 ~400, Nat:[onw[de, the ratio of me,~ian home value to median household income is La, Using this rou§h [u:~e-of-t~umb measure of aff:ordabilJty~ Denton Co~nty'~ w~tB a fa'do of Z,3, w~s one of th]'ee counties angry'zen t:hat weFe mope affordable ~han the n~doaaa, average, C~eve~and Cour~ty, Ok(aBoma was the most affondab(e, w~d~ a rat. Jo of 1.7, the same as that for Texas as a who(e. BouLder County anrd Brazes County were wet[ above the nadona[ average,, a~be~( dfffefen~ reasons~ ~n 8ou(def, (he hi:gh ratio i's driven by d~e ces~ of housing, wh~e Coun(~, t. he fa:do is affected by the coun(y"s relative ;row median househotd in, comae. TABLE ~6: ~OUSZNG DATA~ 2000 Tyler, 45~6%. 63,8%, .500 69% 66.2% [ $ ~ Z9,;8..200 I 100% S41,994 3¸,2 2,8 s The Boutder area~ has e:xperSence8 e:xUaordinari~y rapi:d; ~¢[a([on of ~ousing raises ~ince the impLemea~atio~ of peticies irc ~.he ~ate 1%0s a;n,¢ 1¢978:s wi;th which d'~e City iimi(ed 8rowd~ ~;o 2. percel~t per year ~nd beaan purc:h~sin8 !and sg rroundin8 r.o,¢a~ ~s s,~, undeve[opab[e ~8ree~be~,'L" The City modified Lhe 2 percent rule ie, (:he ~.a~e 1990s,. cappia8 ~he growth rate ~1: ~ percent anauat~y. Draft 2/18/03 7¸2 Draft APPENDIX ~U B~C SE~O P, Umve~ity of No~h Texas Higher Education Denton Iadependent School District School Distfic~ 2,0©.0 Denton State School Menta~ I,ae,s~th Fad~i~ ~,353 Texas Woman's University Derlton Co t~n~t,~ C!~Y of ©eaton Hig. he~ Edacatioa 1~ 131 Cou n~ Government ~ ~22'7 Municipal Government 1~200 FEMA Fede~! Go:vernme~t 7S0 P;R~VSZE B~g ComPa~y~orin~:h Milk,aw and Commercial: Eie~ro~cs !,,733 Peterbilt No(o~ 1,325 Die~l; 7recks Denton Re.a_??! Medical Center I.-Iosgitai 865 ?i_~Ao[ Equipme o~ (~n2~_a?f We!dir,9 Eqdpment Denton Comm~m :t~_B0Sp;ta! Hospi~l General Te~emarketin9, ~UC,, ~1.1 Cen~er S_~j? B~u(:Y ~UPg!Y ............ C-or~ra~:e Of~3ce ;]osteps~ ~E~ Class Rinq~ First S(a~e Bank Ban~: 5OO 390 350 3,50 Anderson Merc~andise~ DiAributioa/Wa:re{hou~ 3;10 A,~dre~"~ Cor~uo-i M icrowere A~(enna;e 3 ~ 0 CBS h~ec:hanical Construc~[on Se~¥~ces 275 The lafi~ib~ Pain.ers Bus,Bess ~et CL~stom Interiors 270 Ve~izo~ Telephone Com~a~ 230 No:r'd~ Milling FIo~E,~?!I!! 200 Deccto~ Pub~sh~a~ Com~an~y Dai~.ewspa ~r ~ 75 Acme Br~ck Brick Manufa~urer 160 T?!e Assoc[iates Ca!! Center 160 SO EnClosures P~astic Mold ng 150 Dec, ton Go(>d Samarii;a:n Viiiag~ R. eti~meat Commumty ~40 :S~,fe~-K~ee~ Reef tied So~vents/B~ended Feels !40 :SkyCab Sh~t Beta!work 130 Udted Co~Der Industries Co22er Wire Banufs~urer !26 Assail-Newman Manufac%uring Ladie~ ~iE~ede Racli:$~n Hotel & EaCe POint Golf Oo,ut:se Hotel 120 Heyday Manufactur~P.g Aerospace Mach:ine¢ Pacts 100 ;eur~e: City Of Oen~on Web see, Note:: Doe-:; ~!0~ r:ides4;e retai ~, "f"lP S(rateBies, ~nc~ 73 Draft /ABLE A-2: DENTON COUNTY LOCATION QUO~ENT~: 2{)01 ~ Truck ~'aP~spo~a~op: ~,095 Sr334 i3.04 562 Wa.~e' managementS; and ~emediad~on .se~lces ~/~,~_. 21~39 3.79 337 Furniture and re.lated~rodu~ manufacturing ~A65 33,378 2.79 339 HiscCbneous manuracturm~ L2!9 36¢887 2.~O 237 Heavy asO civil en,~q~.~d~ construction 3,.198 446 Health and ~sor"~.a~ ~¢e s.toces L,.427 ~.290 ~.6t 451 S.p_~d:i_~s, hobby, book a~'~8 mudc s~;ore._.~_~: i,O 14 327 Nonmetallic miner,al produ~ manufactudna 336 T'ra~spo~tat}on e~£,ment manufadz~dng 448 Clod~i~,g ~n,d clothing accessories ~ores 533 Lessors of nonfinancial ic~l:angiOie assets 452 Geaera~ mercP, andise stores 5~7 9'89 2¢,231 47 7].3 Amusemen($, gambling, and recreaB01~ Telecom mun. icaBon s 444 Buildiag material and gar'der! Su~,: ~ores 81Z Repair and maintenance 98,282 234;3"34 67r342 1.,26 78~t29 1¢7t4 1,03,527 1.05 Food: services and dr:inking places 648,:~ 8~ ~.,03 624 Social. assistance 441 Motel' vehicle and parts demers 425 E!ectronie markets and ~a~ents and brokers 445 Food and beverage stores 334 Comp¢;er and electron?c prod:u¢.: manufacturin~ 999 Nop¢classifia ble EstaOlisbments 2~.356 150,030 1.,00 643 4~,946 0'. 3¢160 209¥7?9 036 '~¢:::2 157,711 0,96 81 5.448 0?94 453 ~4iscellaneous ~ore revilers ;!..,O~ 6,.;.~;351 0,93 221 tJtiH:[es 725 50,767 0.91 23.8 Speoalty ~rade contractors ~,7:17 333,.359 322 Pap~?~a~U ring 368 26¢616 0.88 .447 Gasoline ~.a~on.s 959 70¢8S3 0.86 423 Memha. nt wbolesale~rs~g~.u.£~_b.Ie goods ?.L1 Performing a~ ~a¢ specla:(or si}octs 424 Me,chafer wholesalers, no~durabte go(xJs 812 Persoaa/and laundry ~rvices 3¢67S 2179,026 0.84 :236 i9~324 0~78 522 Credit in~:erme6iatioa and robbed activities 623 Nursing and residentia~ care fac[ities 44.3 Electromcs and ap~iianca s~ores 621 Ambulatory' health cam ~:r-aces 51.2 Motion pmture and sound cecordin~ industries 2.¢350 1:94,638 0 ~77 Z~680 14~,Z98 0.76 4,268 376,'7~5 0,72i i93; Z?'r248 0.31 61I Educational se p,,ices 914 82,373 0.70 53 t Real estate 1,~ ~ b2 109~ 967 0.67 56.1 Administ~aBve a~ su~ sea, ices 5~800 557,695 0~66 74 T'iP Strategies, ~nc. Draft: 2/1 8;0 3 Draft 4,42 Furniture and home furnishings sto~es 493 Warehousia e 326 Pla. sti~ aB6 r~b~' produ~ manufa~:uring 622 HOSp~Is 553 55,827 0,64' 191 i9~56 0,.6i 453 5.1,,27l 0.56 2~ t04 239,, (F~ 1 O, 56 332 Fabd~ed metal~rod~ct ma~ufa~,urinq 335 E~e~¢rica! equipment and app!ianc~ m¢9, 333 MachineW mamJfa~udng manufad:urin 541 Profession,al; a~d terr~c,a~ serdces i,053 i22,65;5 0.,55 ! 89 22,¢362 O, 54 730 87¢484 0,83 6 7'7 83,7 i 5; 0,5 ! ~652: 472,180 0.49 ~,123 i47~056 0.4.~ 60/96 0~48 93~935 0~45 111 C. ro~?roSu ~io~ ~80 25,258 0.45 813 NembershJp .............. 399 57¢070 0.44, 115 Agricui(ure and ¢orestw ~;up~x)rt: aG:ivibes 10.4 :15~9~2 0.41 518 I:SPs~rc.h ~,,~a!s, an6 dsta processing 276 42,687 0,.4I 1!2 Anima~ prod;uction !30 21,638 0,38 492 Couriers and messengers 2:06 36r325 0.36 8:t4 Pfiv.a~e households 146 26,937 0:.34 524 Insurance ca rders and re!a~ed ,a~ivities 764 14.S¢220 0.33 4.54 Nonstore retaiiers !34 2:S,.~O ......... ~3~ 33I Primal' me,si mar~ijfad:urh~ 140 27,,99! 0,32 515: BroadcasSng, ~,t in~,rnet 523 ~¢uritJe& commodibF ~t~(?sct:-., inves~me:nts Si6 [nternet ~!?li~b~Ogsnd 323 Primin9 and rda~ed 551 bSarlageme~ O[ t~mpanjes a~.d~.,;?nte__ rpd~S 488 Su~¢o~ a~idties for transportatioB 312 Beverage a~d tobit.co produ~ maaurad:uringL 212: tqining, exce¢;oii and gas S25 Funds, ~ ?t~e[ fl?:nc/~ai vehicles 123 183 40,,353 0.29 6, 1r573 0,25 17t 44~275: 025 ils 38~62 0.24 199 57Z~ 12 0,22 31 !.L338 26 9~665 0,i7 18 7,859 0.!4 o.tol 314 'Textile: pr~Jud.; miits 20 32! Wood product:manufacturing 63 31,26,2 316 Le,a(her and allied product manufacturin;, 48 t Air tra ns~rtatien 45 76,836. 2i! Oil aad;,, .~S e~ra~ion 1'7 64~359 To~i En~p!oyme~t ~u roe: ~icu~a~d i'?or~ 'Tex:as Wo, rkfo~c:e Cot Ymssion% L~,~red £;wpcb?'/z,'e;~ ~,,Td i~;'~ge, data, TiP Stratesies, lac. 75 Draft 2/i 8/03 An important piece of any economic devetopme|:4 effort is ~eYe:Iopin9 the metrics by which ils success be g.~uged. There are a number of ways in 'which this, can be. accomp!ished, !r~d;icato~s are affen groupe8 by m@¢o¢ cetego,~, such as business cl mate, education,, qL.~a!il~y Of life, and envbonmentai qualiiy, Whi~le ~hese single-topic measuces are sufficieat for some purposes, ~hey do not adequately reflect: the relationships between t:he various e!emenls of an economy. For this reaso~l~ we suggest three dime~sions io measuring success !ha:( shouid be considered in the dev¢opmerll: of metrics for Delhi;on: eco~om: c vita;iity, sus.~ai!~abili!y,, and oppoftunity~ T~e indicators presented here were selected using the following criteria,: ~)I~he indies(or must provide a meaningful measure o¢ p~'oB¢ess on one o~ more of ~lse mree al;mens;cna (ecoaomic vitality sustainabi!i(y, and opport:un~.y), 2) ~:here must be a ~eiiable and accessibi'e source of data, and 3) the da~8 must be updated frequendy~ :preferably on an annual basis. These measures do no;~ t;ie directly 8;o, s~eciric: p~ojec~s o~ s~a~egies, This was a conscious decisioa, la ~:he: economic development a~ena,, ~t ~8 diffica~t ~o make a linX between; pubBc action sad private outcomes. !n our experience, attempts ~o ~ink economic deve~opmea~ strategies (o specJfac metrics of[eh ~ead ~o the developmem of workload measuces, These. measures look a;l: the number of actions performed, such as number of meetings attenCed or inquiries processe¢, While this information can provide an indication of ~:he actM[y leve~ of an organ~zat:ion, i~ g~ves no information about ~he effec~:iveaess of I:he ac[Jv~t~es uaCertaken, ~'u~ermore,, ~yin9 pe~'ormance measures (o strata9 es ignores ~he feedback loop bebYeen (he action and the indicator, The cpeaa:ion of a healthy, flexible eeoaomy will be: key lo DentorCs future. Cresting a business; climate thai supports, busi~less innoval:ion and is sensitive to the needs of both smai!-to,m'~ediUrr~ ,size es~abl;ishments and meier compan'ies wiii be an imporlant part of enhanciag DeaCon's economic vitai'ity Employed Residen~ One mJ:p~us; Bio urlerapl;o~'me¢l( ~a(e ,~:8r I~he oily !..oc,'~l Area Llr~e. mp!oyn~enL- Texas Work,Orca COr~'i~r'~ S,Si©r~ T~ P 8~;rategies, l~c, 76 03.26.03 DRAFT Indicators cbt Den~o~;, Tex~,s Innovative Entreprer}eurship iJU!il.:F pa~e~Ls issued annua! ¥: per 1.,DOD cesidents U,$, Pa:Lent an~ TraOem~rk Office (u~i i~-~' pa~en~:s) Da~a are a~st: ~'picaa¥ published below the HSA ~'el ~'s?~,rt was I'~)~ bu~ may be ~bie to re,qu~X: a spec.~! run~ Pab[i¢ Sector ~ef¢Orma:nE.e Share of permits issued wi:L!¥n tsrget time C[~· o~ Der~on ©efinitions o~ sustaiaability [ange from simple, resource-based mode!s cancemed pdmaf~iy web carryi:ng capacky~ ~o multi-dimensional paradigms that attempt te 6iagram the complex relationships virtually every aspec! of soaie~y and ~he economy, Fo~ our pu~poses~ we have used !he ~efm '~sustair~abilily" ~o encompass ~he concepts of Smart GFowth~ envbonmenta! quality~ ag~iculfu[al preservation, and quaiity of ~ife G~ow~:h is '~smart!* wi~en i~ moves; at a pace where the ?hysica] and social inffaslfuc:(u:pe xeeps up wi(h in-migraiioq 8nd business expansio~:~ Simiiady, 8e'¢elopment is "sustainable"' when the tax base 9~ows in p~-oportio, n to, the demand on 88 its. sen¢ices. Pubi;c 5ed:o~' E~oen~, Ratio of' ~¢xpendi~ures ~o re,/enue O(¥' or Denton Pe,r Ca¢~ Acs;pre sa;I ~l:ow h Perce~}[ dan~e kl propefw 'ca,;Be per capita Q~¥ of Oentof Ai;r ~ualil?¢ Numbe¢ of days (t'~al.: o~:o(,e levels exceed fedora stan~a:rds (Or o~her air quaintly Access to Transportation ~erce~}~a~}e o~ residents [,,~,~ng wi~hi.n i,"4 mile Qb¢ of Denton Plaamng of pubic tr~nsi( (bus se?cie:e, rai ~iae¥ Los( ~ar'rT~la~d Acres of crop land converted ~o deve!c~g, men~: Q(y of Oea(:o¢! P!aa;r ia~j~ ~?pa:,rtmeat This conoe¢ assumes Iha~ all citizens should have the oppotl:unity 'fo !}ire: iR a:n environment ~hat enables f.hem to ~ealize their full potential. Opper~uni!y, which is c;ose;y 8;nke¢ with the idea of 8ocial equity,, is of~:ea i. hought of in tenms of providing equal access; for al! residenls to public sesv~ces~ The pub!it sec~o[ response t.o the idea of equal access is (rans~a~:ed; inta, p~ogsams such as iob training, affordable housing subsidies, and special education iniaiatives~ I( is more. accu~ale, ly viewed, howeve[, in tenms o~ achieving equal results.~ Tls, is approach focuses on outcomes, rather !:her a6Iio~:s~ Cc-~pletion Ra~e (i~igh %hooi SCreen( o¢ high %hexol Sbsden~s entering Te;x~s Busm;ess Owr~ershi9 O;~versi~' ¢~rr~ber of: mi¢~c,~:b/-owBed ~;~:gnessr;~ Per U.S, ECoBomic and abOv'e USDOE via Osg:~s, uc*$.at(xzJ s.poradical~y 1992 NA~. da(a, Chi;M Pc, Yetis Rah? Cringe [,',ate Number of inCid.*.s~nts $~*.-¢ l~O00 of violent Texas Dep,% of Pub!;i¢ Sa~'etv (or Be¢~tsn PO trifle, propert, y o;:;r~e, and family' viole,%e. 4- UNT ~¢D + 'FWt,I !~'D) ~ Chris~0¢~et Ga! C, arid Phiip Ru~ie,ae. %ocial Equ~y Sbou d Be or b~anage~s' To-Do LisU Fedet:a¢ T. fmes, c, am. Seplembe~ 10 200'1, (;illip:/;'www fese~a !inses. com/cOmnse~stsry/aspaO'gtO0! hlm!) i! o 0 0 0 0