Fundamentals of Municipal Economic Development A Transformational Approach North Haven 4/29/15 2015
Program Development Team 2015 2
Agenda 1. Definitions of economic development transactions and transformation Bob Santy, President & CEO, CERC 2. Overview of municipal economic indicators in a regional and state context Alissa DeJonge, VP of Research, CERC 3. Roles and responsibilities of the town s economic development team including strategic planning for development Patrick McMahon, Economic Development, Town of Suffield and President, CEDAS 2015 3
Section 1 Definitions of economic development transactions & transformation Presented by Bob Santy 4
Framing Our Discussion Illustrative Questions About Economic Development Activities What is economic development? Why should you care? How does economic development differ from community development? Real estate development? How does your town fit into the broader regional & global economy? What defines the economic future (vision and goals) of the region/town? How can we all work together? What are your strengths and weaknesses? What are the needs of local businesses? Who are the stakeholders and partners? How do different audiences perceive development and how do you communicate? What is your reputation in the economic development market? (How does your regulatory environment impact development?) 2015 5
Economic Development Definitions Growth vs. Development Economic growth merely refers to rise in output Development implies change in technological and institutional organization of production as well as in distributive pattern of income Building wealth for well being of inhabitants (economic, social and political) within a geographic area including local, state, region and countries Sustainable growth and multi disciplinary initiatives o Workforce o Infrastructure o Environment o Community health and safety o Regulatory o etc. 2015 6
Economic Development Definitions Structural and Cyclical Factors Structural = development Cyclical = growth (rise in output) Development assumes cyclical vs. structural economic change greater than ever need for strategic approaches to economic and community development 2015 7
Economic Development Definitions Key Trends Economic Development all areas of community s development Changing world of economic development the playing field = the world Regions are units of economic competition Business turnover jobs churning Connected workforce 2015 8
Economic Development Definitions Real Estate Development Developers key coordinators? Commercial transactions o Plan and develop real property & infrastructure Renovate existing buildings Create new buildings Improve raw land o Manage transactions Finance Market Acquire construction professionals Obtain local approvals Lease or sell 2015 9
Economic Development Definitions Real Estate Development Real estate development is transactional. Economic development is becoming more transformative. Towns and developers need help in speaking the same language. Transactions need to fit into a community s transformational goals. Knowing the real estate assets and market is important. 2015 10
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Economic Development Definitions Recruitment, Retention, Expansion Business retention is your community s best option. Entrepreneur support is a good option. Keep business recruitment in perspective. Understand your economic base. 2015 12
Economic Development Definitions Community Development Citizens and professionals empowered to collectively build resilient communities and improve quality of life Diversity among common economic, social, environmental and cultural goals Civic efforts and creation of government and nongovernment groups to address needs of community 2015 13
Economic Development Definitions Transactional vs. Transformational Do the deal Make the numbers work Get building permit and other approvals Decisions made without much community input Creation of wealth through retention and reinvestment of assets Focused on specific property/targeted area real estate project based Looking for financial incentives Cost/benefit fiscal impact Interdisciplinary approaches Creating attractive and inviting places More complex and comprehensive ways of measuring success Measure real community wide outcomes, not just activity Focused community wide benefits Value add Building toward community vision 2015 14
Business Perspective on Local Government We want to locate where we are wanted, where government appreciates our contribution to the economy, and values local ownership, where people understand that it is a good thing for the community if we make money. We want to work with officials who are focused on growing the economic pie, and who value our business activity because we export goods and services out of the Pioneer Valley, yet the profits stay in the valley. We want local government to create a favorable playing field for all business activity, and to be active in keeping track of the customer satisfaction level of its businesses. We want to be in a town where government is strategically focused on providing a business friendly place. The Holman Doctrine 2015 15
One example to illustrate the difference: Different approaches to development of a pharmacy 2015 16
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Transactional vs. Transformational: Housing Different approaches to affordable housing: Section 8 30g HOMEConnecticut 2015 20
Transactional vs. Transformational: Housing Charrettes, public meetings, websites, surveys to glean ideas, educate residents and achieve important buy in HOMEConnecticut grants to plan the type, amount, design and location of their new housing New Connections to zoning commissioners to expand understanding of what the market is demanding Research showing new housing options (1) are in the town s interest and (2) won t cause the problems residents have long mistakenly believed 2015 21
Economic Development Choices: Density We have nothing to fear but fear itself courtesy of CT Main Street Center 2015 22
Placemaking Community centric building consensus, collaboration & empowered citizens Public spaces plan, design, manage and program Social capital Cultural, economic, social, ecological Capitalized on community assets 2015 23
10 Placemaking Principles 1. Community is the expert 2. Create a place, not a design 3. Partners 4. Observe 5. Vision 6. Short term improvements 7. Triangulate 8. It can be done 9. Form supports function 10. You are never finished Source: Project for Public Spaces 2015 24
Economic Development Choices: Big Box vs. Main Street Development Asheville Big Box vs. Downtown Mixed Use Development Courtesy of CT Main Street Center 2015 25
Your Place in a Broader Economy Local success linked to regional/global success Know your role How do you define your economic region? What regional assets can help sell your community? Urban center Suburb primarily residential Rural Polycentric nodal regions 2015 26
Section 2 Overview of municipal economic indicators in a regional and state context Presented by Alissa DeJonge 27
Population Total Population of North Haven and Surrounding Towns Source: Decennial Census. U.S. Census Bureau. 2000 10. 140,000 120,000 100,000 Population 80,000 60,000 40,000 20,000 0 East New Hartford Haven Glastonbury Hamden Wallingford Hartford North Manchester Haven South East Windsor Haven North Wethersfield Branford Branford Windsor 2000 2010 2015
Demographic Trends Total Population Count by Racial and Ethnic Group Source: Decennial Census. U.S. Census Bureau. 2000 10. 100% 90% 80% Share of Population 70% 60% 50% 40% 100% 30% 20% 10% 0% White Black or African American American Indian and Alaska Native Asian or PI Some other race Two or More Hispanic or Latino (of any race) 2000 2010 2015
Distribution of Age Percentage of the Population by Age Source: American Community Survey. U.S. Census Bureau. 2008 12. 30% 25% Share of Population 20% 15% 10% 5% 0% Under 19 20 to 24 25 to 34 35 to 44 45 to 54 55 to 64 Over 65 United States Connecticut New Haven County North Haven 2015
Distribution of Educational Attainment Percentage of the Population by Educational Attainment Source: American Community Survey. U.S. Census Bureau. 2008 12. 35% 30% Share of Population 25% 20% 15% 10% 5% 0% Less Than 12th Grade High School Graduate Some College Associate's Degree Bachelor's Degree Graduate Degree United States Connecticut New Haven County North Haven 2015
Distribution of Income Percentage of Households by Income Source: American Community Survey. U.S. Census Bureau. 2008 12. 50% 45% 40% Share of Population 35% 30% 25% 20% 15% 10% 5% 0% United States Connecticut New Haven County North Haven under $50,000 $50,000 $75,000 $75,000 $100,000 $100,000 $150,000 $150,000+ 2015
Labor Market Conditions Monthly Unemployment Rate by Region Source: Local Area Unemployment Statistics. Connecticut Department of Labor. 2013. 12.0% 10.0% Unemployment Rate 8.0% 6.0% 4.0% 2.0% 0.0% JAN 2005 JUL 2005 JAN 2006 JUL 2006 JAN 2007 JUL 2007 JAN 2008 JUL 2008 JAN 2009 JUL 2009 JAN 2010 JUL 2010 JAN 2011 JUL 2011 JAN 2012 JUL 2012 JAN 2013 JUL 2013 JAN 2014 JUL 2014 Connecticut New Haven County North Haven 2015
Top Occupational Employment Occupational Employment as a Percent of Total Employment Source: OES Derived Estimates. Economic Modeling Specialists International. 2013. 18% 16% 14% Share of Occupational Employment 12% 10% 8% 6% 4% 2% 0% Office and Administrative Support Production Sales and Related Food Preparation and Serving Related Transportation and Material Moving Education, Training, and Library Management Business and Financial Operations Installation, Maintenance, and Repair Construction and Extraction United States Connecticut New Haven County North Haven 2015
Residents by Workplace Where North Haven Residents Work Source: LEHD Origin Destination Employment Statistics. U.S. Census Bureau: Longitudinal Employer Household Dynamics. 2010. New Haven North Haven West Haven East Haven Meriden Wallingford Bridgeport Milford Waterbury Middletown All Other Locations 2015
Workers by Residence Where North Haven Workers Live Source: LEHD Origin Destination Employment Statistics. U.S. Census Bureau: Longitudinal Employer Household Dynamics. 2010. New Haven North Haven Hartford Wallingford West Haven Meriden East Haven Waterbury Milford Middletown All Other Locations 2015
Top Industry Employment Industry Employment as a Percent of Total Employment Source: QCEW Derived Estimates. Economic Modeling Specialists International. 2013. 25% Share of Industry Employment 20% 15% 10% 5% 0% Manufacturing Government Retail Trade Accommodation and Food Services Finance and Insurance Health Care and Social Assistance Wholesale Trade Construction Transportation and Warehousing Administrative and Support United States Connecticut New Haven County North Haven 2015
Distribution of Grand List Equalized Net Grand List by Property Category Source: Municipal Fiscal Indicators. Connecticut Office of Policy and Management. 2011. Residential Real Estate Commercial Real Estate Industrial Real Estate Apartment Real Estate Motor Vehicle Personal Property 2015
Distribution of Grand List Equalized Net Grand List by Property Category Source: Municipal Fiscal Indicators. Connecticut Office of Policy and Management. 2011. 80% 70% 60% Share of Grand List 50% 40% 30% 20% 10% 0% Residential Real Estate Commercial Real Estate Industrial Real Estate Apartment Real Estate Motor Vehicle Personal Property Other Connecticut New Haven County North Haven 2015
Equalized Net Grand List Total Equalized Net Grand List Per Capita Source: Municipal Fiscal Indicators. Connecticut Office of Policy and Management. 2012. $250,000 $200,000 Grand List Per Capita $150,000 $100,000 $50,000 $0 2007 2008 2009 2010 2011 2012 Connecticut New Haven County North Haven 2015
Bonded Long term Debt Total Bonded Long term Debt Per Capita Source: Municipal Fiscal Indicators. Connecticut Office of Policy and Management. 2012. $3,500 $3,000 $2,500 Bonded Long term Debt Per Capita $2,000 $1,500 $1,000 $500 $0 2007 2008 2009 2010 2011 2012 Connecticut New Haven County North Haven 2015
Debt as a Percent of Grand List Source: Municipal Fiscal Indicators. Connecticut Office of Policy and Management. 2012. 3.0% 2.5% Bonded Long term Debt Relative to Grand List 2.0% 1.5% 1.0% 0.5% 0.0% 2007 2008 2009 2010 2011 2012 Connecticut New Haven County North Haven 2015
Housing Characteristics Percentage of the Housing Units by Type Source: American Community Survey. U.S. Census Bureau. 2008 12. 100% 90% 80% Share of Housing Stock 70% 60% 50% 40% 30% 20% 10% 0% Occupied Vacant Owner occupied Renter occupied United States Connecticut New Haven County North Haven 2015
Affordable Housing Percentage of the Housing Units that are Affordable Source: Housing Data Profiles. Partnership for Strong Communities. 2013. 14.0% 12.0% Affordable Housing As A Percent of Occupied Housing 10.0% 8.0% 6.0% 4.0% 2.0% 0.0% Connecticut New Haven County North Haven 2015
Section 3 Roles and responsibilities of the town s economic development team including strategic planning for development Presented by Patrick McMahon 45
Plan of Conservation & Development Last updated 2005 update planned Previous plan did not have an economic development section Great opportunity to reach consensus on development and conservation priorities Need to be inclusive in the process make sure residents have a say in setting priorities Need to own it developers and property owners need to know that if their project is consistent with the POCD, you will proceed 2015 46
Primary Assets for North Haven Transportation I 91, Wilbur Cross Education system Sewers cover 70% of community Excellent customer service Available developable land approx. 240 acres Open space Proximity to higher education and research Proximity to airports 2015 47
Challenges in the Next 10 Years Higher education situation with QU regarding housing Condition of roads Aging demographic Expensive for young people to live in CT Families are having fewer children Need to address senior housing needs 2015 48
Possible Game Changers Sewer extensions Development of Northeast Gateway Train station Corporations for jobs 2015 49
Who is on the team? Reminder of who is on the team: o Elected officials/municipal offices o Boards and commissions (P&Z, conservation, etc.) o Business community and citizens o Schools and universities o Chambers, nonprofits and regional ED organizations o Advocates: housing, transportation, preservationists, environmentalists o Product/service providers: developers and real estate community, site selectors/consultants o Government: state and federal 2015 50
Economic Development Commission & Staff Adopt strategic plan of economic development Promote economic development in town and contribute to plan of conservation & development Identify areas of town for development Make recommendations to voting boards in town Initiate an application to change a zoning district, propose an economic development zone, present proposed regulations Appear before other land use commissions meeting and present position Review all other commissions agendas and minutes to keep abreast of developments and timelines 2015 51
Components of a Successful Economic Development Program Business visitation Liaison between the business and the town Ambassador efforts and partnerships Single point of contact for business Realistic understanding of the current economic situation in your community Know your competitive advantages Business attraction 2015 52
Components of a Successful Economic Development Program Marketing (enews, social media, CERC SiteFinder) Intergovernmental relations Know your reps, grants Financing solutions DECD, local banks Incentives both local and state Heritage tourism Enhances quality of life Shovel ready initiatives DOT permits, wetlands flagging, utility extensions Utility economic development tools 2015 53
Components of a Successful Economic Development Program Town Center/Other Commercial Areas Main Street Four Point Approach CMSC Organization Design Form Based Code, Village District, Streetscape, Facades Promotion Economic Restructuring Market Analysis Building Inventory Great downtowns don t just happen 2015 they are created! 54
What the Process Should Be When You Have a Live One Predictable Clear Reliable Consistent Effective (Does the right thing) Efficient (Does things right) One of the best business incentives is a streamlined regulatory process. 2015 55
Where to go from here? Questions or Comments? CERC.com, @CERCInc CEDAS.org, @CTCEDAS CTMainStreet.org, @CTMainSt MetroHartford.com, @MetroHartford 2015 56