Bridging the Gap
W. Berry Street Revitalization Plan Fort Worth, Texas
Project Team Natalie Emadiazar Aaron Milmeister Chance Le Blanc Shane Pace Danielle Quintanilla
Faculty Advisor Dr. Carl Grodach May, 2013
West Berry Street NORTH Revitalization RICHLAND HILLS Plan Fort Worth, Texas TRANSPORTATION NETWORK OVERVIEW North Central Texas Council of Governments Table of Contents West Berry Street Revitalization Project - Fort Worth, Texas Executive Summary
History of the Area
Recommendations, Obstacles, Assets
Table of Contents | West Berry Street Revitalization Fort Worth Texas
Community Profile Comparison Areas
Executive Summary The West Berry Street Revitalization Plan aims at creating more livable communities within the one-mile strip and surrounding areas located within the central portion of Fort Worth, Texas. The one-mile strip along W. Berry Street between University Drive and 6th Street has a host of compatible uses that are vital to the area including commercial, residential and institutional uses. The revitalization goals proposed in this plan are mere stepping stones to a more foreseeable future, maintaining the areaâ€™s assets while bridging the gap between the diversity created through those assets. Being that there is large diverse population that has the opportunity to bring more localized businesses to the surrounding communities, the highlighted goals speak to revitalization of the area so that it can reach its fullest potential in terms of quality of life for its residents. These goals, highlighted in the introduction, are explicit to the revitalization of W. Berry Street, by focusing on the specific needs of local community members as well as future residents to the area. Analysis of current existing conditions in both a historical and site observation along with an in-depth demographic and business market analysis helped to pinpoint the focal areas needed to creating the vision for the future of W. Berry Street.
W. Berry Street Sitet Figure 1
PASCHAL HIGH SCHOOL
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Introduction The West Berry Street Revitalization Plan has created narrowly tailored goals that will lay the groundwork for a commercial strip that is rich in social capital, a coalition of networks via communities and businesses, and a flexibility of assets (retained and created) to shape the future of the area.
Vision Statement The vision for W. Berry Street is to bring unity to the area through the implementation of business and community networks. Heightening social capital will help foster interest and ownership to the area and the various unique murals throughout the area will be further expanded upon to create a sense of identity and bridge the gap between surrounding local communities. Improvements in streetscape, gateways, and walkability will contribute to the physical perception of unity. The future ofthe area will be ripe with opportunity as a heightened priority is placed upon education advancement initiatives for residents through the availability of adult education and work force programs. Economic diversification will be strived for through the cultivation of a brain trust by attracting and retaining individuals to the future of W. Berry Street.
Thematic Goals In order to make this vision a reality, the goals categorized into three focus areas are as follows: Convergence: Heightening of social capital • Creation of Ties within the Community • Creation of a Business Network Identity: Creating a Sense of Place • Developing a Niche • Increase Safety • Marketing and Promotion • Streetscape Improvements • Design Improvements and Constructing a Unifying Image Resiliency: Maintenance of assets • Adult Education and Workforce Training • Retaining Population • Attract Employers Within the study area of the one-mile commercial strip on W. Berry Street is a mixture of compatible uses that, once tapped into, will have the potential to create a compatibility between local residents, students and businesses that is uniquely crafted and tailored to the area. These compatible uses include two schools, Texas Christian University and Paschal High School, a large and rather diverse population mix, and small businesses that have opportunity for growth. An in-depth physical analysis by way of individual walking observation, inventory of local business mix, and evaluation of existing conditions including infrastructure, pedestrian activities and public amenities provided the framework necessary for understanding the specific physical needs within the study area that are highlighted within the thematic goals. An in-depth market analysis by way of demographic and income profile, investigation of consumer expenditures, and retail marketplace profile provided the underlying assets within the study area that are expanded upon within the thematic goals.
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The implementation for the study of W. Berry Street is based upon the three thematic goal categories, convergence, identity, and resiliency. These thematic goals are expanded upon in-depth toward the conclusion of this revitalization plan. The thematic goals in this plan hold great importance because of the rich findings via demographic diversity, mixture of compatible businesses, and local community assets. The current diversity of the businesses can be built upon to create an environment that promotes the establishment if business while supporting existing commerce. On the same notion, the study area contains challenges that pose obstacles in achieving these thematic goals, including high poverty rates, low level of education, and inconsistent physical streetscape and infrastructure. However, partnering with TCU, Paschal High School, local businesses and local residents will help to bridge the gap between the various market areas that have the potential to achieve a higher level of connectivity and social capital.
History The one-mile strip along W. Berry Street is located approximately 3.5 miles south of Downtown Fort Worth, and is strongly supported by two anchors: Texas Christian University and Paschal High School. TCU was originally founded in 1873 and named AddRan Christian University after brothers Addison and Randolph Clark. It was renamed in 1902 and moved to its current location in 1911 when the Waco facility burned in 1910.1 Alongside its longstanding reputation of a nationally recognized business school (Neeley School of Business), TCU has noted athletics as one of its many points of pride: â€œTCU football is the only program nationally to win at least 11 games in six of the last seven seasons.â€?2
Texas Christian University Figure 2
Figure 1: Texas Christian University, courtesy of www.tcu.edu
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Paschal High School was originally founded in 1885 and named Ft. Worth High School and later renamed after Robert L. Paschal in 1906 after its then principal. However, it was not until 1955 that it was finally relocated to its current position and the high school has been long recognized for its athletic excellence, winning several state championships in several sports including football, basketball, and tennis.3 Encompassed within this area is a large school spirit from both the public education system as well as the private, collegiate Christian education system.
Paschal High School Figure 3
Figure 2: Paschal High School signage
In addition to having a strong school presence, there are eight neighborhood associations within a twomile radius of W. Berry Street. These include between University Drive and 6th Street (listed clockwise): Frisco Heights, Paschal Area, Ryan Place Improvement Association, South Hemphill Heights, Shaw Clarke, Rosemont Neighborhood Association 2001, University Court, and Bluebonnet Place. The accompanying map, courtesy of City of Fort Worth, shows the neighborhood associations in relation to those within the Forest Park-Berry Watershed (shaded in gray).4
Neighborhood Associations Figure 4
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The City of Fort Worth partners with both voluntary and mandatory neighborhood associations. Over half of the neighborhood associations within the study area meet monthly and have the mission of improving their neighborhoods by beautification projects while maintaining the character and quality of life for its residents. According to the bylaws of the Paschal Neighborhood Association (located within the study area), their purpose is to “provide an organized framework to promote, preserve, and enhance the quality of life and values in the Paschal neighborhood.”5 Further east of the study area, the Ryan Place Improvement Association (located just southeast of the study area) was voted ‘Best Neighborhood’ in the Fort Worth, Texas Magazine in June 2010 for its historical homes and yearly community festivities.6 In order to get grasp on when the built environment was formed data was collected from the American Community Survey. According to the 2007-2011 ACS, the majority of the houses in the trade area (compiled of three zip codes: 76109, 76110, 76115) were built prior to 1959. Taking the largest amount of housing stock in the given categories and dividing it by the total housing stock gives these percentages for the trade area: • ZIP 76109: 2,039/10,665 (19%) Housing built between 1950 to 1959 • ZIP 76110: 4,553/11,476 (40%) Housing built 1939 or earlier • ZIP 76115: 1,849/6,218 (30%) Housing built between 1950 to 1959 From the data it is shown that a significant portion of the built environment started roughly between the 1930s and 1950s. That is supplemented by a statement quoted in the Fort Worth, Texas Magazine about the houses in the Ryan Place Improvement Association district, “rows of stylish historic homes along broad tree-lined streets…”8 The City of Fort Worth’s Urban Village Program, enacted in 2002, identified several locations throughout the city that, after completion, will have mixed-use development along with streetscape improvements that are pedestrian friendly and public transit accessible.9 At the southwestern end of the study area, at the intersection of W. Berry St. and University Drive, there are aspects of an urban village project already in place. Improved streetscape and pedestrian amenities as well as new mixed-use development are just some of the already completed projects. Taking these into account, the plan encompasses those development features to allow for a smooth transition from where the urban village on W. Berry St. ends and the study area begins. In addition to an Urban Village project located just to the southwest of the study area, just west of the rail lines on Cleburne Rd. at the intersection of W. Berry St. and Fraizer Ave, the T has proposed a new bus station along the Southwest-to-Northeast Rail Corridor to alleviate traffic congestion and provide an alternative mode of transit for the surrounding areas. Expected completion is in 2015 and there are plans for a proposed TOD along the rail corridor that will use mixed-use zoning and form-based codes to provide some of the same features of the Berry/University Urban Village.10 Thus, in the coming years there will be a significant amount of changes to the area in terms of livability, quality of life, and amenities for its current residents.
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Physical Analysis The physical analysis provides documentation of the existing physical, economic, and social conditions within the selected revitalization district of West Berry Street in Fort Worth Texas. These findings provide a foundational framework on which to base the larger vision of bridging the gap within the area. The analysis of the existing conditions also allows for a better understanding of the current uses, the needs that are not currently being met, the existing resources, and the areas that the revitalization efforts should focus on in a more precise manner. The physical analysis was conducted through various methods including, physical observations such as site visits, research of current land use and business types, and demographic information for the study area. Overall, the study area strongly transitions from west to east. The west end, at the intersection of University Drive is currently going through a revitalization led by the cityâ€™s Urban Village Corridor Plan. This section of the study area is in strong contrast to the eastern half. Beginning just two blocks east of University Drive, the area is currently in a state of much-needed repair and revitalization. Deteriorating infrastructure such as buildings and sidewalks exist throughout the majority of this portion of the study area. A noticeable lack of public open space is evident and the need for improved pedestrian facilities is obvious. The railroad crossing located approximately at the center of the area currently creates a barrier to pedestrian and public activity. The lack of facilities in place to provide a safe crossing of the railroad and the six lanes of traffic is a key issue to be addressed in the revitalization efforts. The majority of the building stock that exists is old and in need of repair. Vacancies exist throughout the area and building facades do not currently welcome visitors or investment. Finally the surrounding single-family homes are not being served by the existing businesses in a manner that improves their quality of life. It is crucial that the revitalization efforts bridge the gap between the sections, creating one complete and distinct district.
Study Area W. Berry Street is located approximately 3.5 miles south of Downtown Fort Worth. With Texas Christian University as a strong anchor at the west end of the overall study area, W. Berry is an ideal location to focus desperately needed revitalization efforts. Figure 4 details the specific study area for this physical analysis which is located directly on W. Berry Street with University Drive as the western boundary and James Avenue as the east boundary. Cleburne Road intersects the study are near the western border.
Study Area Figure 5
PASCHAL HIGH SCHOOL
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Zoning The current zoning for the study area ilisted below. The City of Fort Worth defines each zoning code as follows: 11 • A-5: One Family: One-family detached dwellings (min. lot size 5,000 sq. ft.), churches, schools, parks, etc. • B: Two Family: One-family and two-family detached and attached dwellings (min. lot size 5,000 sq. ft. for two attached dwellings on a single lot; and 7,500 sq. ft. min. lot size for two detached dwellings on a single lot); plus all “A-5” and “AR” uses. • E: Neighborhood Commercial: All uses permitted in “ER”, plus retail sales, banks, restaurants, gasoline sales, offices, bakeries, and alcohol sales for off premise consumption and as part of food service. • MU-1: Low Intensity Mixed Use: Higher density, mixed-use, pedestrian-oriented development for designated mixed-use growth centers and urban villages, so as to concentrate a variety of housing types among neighborhood-serving commercial and institutional uses. MU-1 is encouraged in the central city, while MU-1G is encouraged in outlying “greenfield” areas. • MU-2: High Intensity Mixed Use: Higher density, mixed-use, pedestrian-oriented development for designated mixed-use growth centers and urban villages, so as to concentrate a variety of housing types among commercial, institutional, and select light industrial uses. MU-2 is encouraged in the central city, while MU-2G is encouraged in outlying “greenfield” areas. • PD: Planned Development: Special district permitting specific commercial, industrial and residential/ commercial mixed uses, normally requiring site plan approval prior to development.
Study Area Zoning
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Land Use The current land use in the area is primarily retail, office, commercial, and single family residential. There is a small industrial parcel near the intersection of W. Berry and Cleburne St.
Current Land Use
TCU PASCHAL HIGH SCHOOL
Business Inventory Appendix A: Figure 1 provides a comprehensive inventory of the current businesses located within the study area, displaying the varying types of businesses located along W. Berry Street. These businesses range from large educational institutions to small independent businesses. Fast food restaurants, religious institutions, payday lenders, and retail outlets are a few of the existing business types within the area.
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Characteristics of Buildings The buildings range in both age and size. From the west the large mixed use buildings that make up the blocks immediately adjacent to TCU are multi story, new, modern buildings. The buildings are finished in new stone and brick and tower above the older buildings that are indicative of the rest of the area. Moving east along W. Berry Street, the buildings range in age from as far back as the 1940â€™s through the 1990â€™s. This large variance in age, proves that the building stock not only shows its age, but also reflects a unique character that can only come from multiple decades of change. Stylistically the buildings share some characteristics across the study area with flat roofs, brick veneers, shallow setbacks from the street and large windows that exemplify the classic strip style building. There are very few awnings or window treatments on the buildings leaving an easy opportunity for visual improvements. There are many stucco or smooth cement facades that can easily become a canvas for an artists mural. Two of the older buildings in the area, the Harriet Griffin: FWISD Professional Development Center and the University Animal Hospital, located off the McCart Ave. intersection contain displays of art in mural form. Both are very pleasing to the eye and have a unique quality about them, one containing childlike elements and the other in regards to the business it serves: pets. Additionally, there are a number of other murals and artwork on existing buildings throughout the study area creating a unique look and feel for the area raising the potential to capture this Vacant and dilapidated buildings are scattered throughout the study area with certain buildings at key focal areas in need of immediate attention. Specifically at the intersection of Cleburne and W. Berry Street, one vacant and partially demolished building and a very badly run down tire shop serve as a first impression for visitors to the area. Improvements or removal of these buildings is a necessity in this revitalization effort. The images below show the variance in the building stock within the study area.
Existing Buildings Figure 8
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Existing Murals Figure 9
Open Space Little to no traditional open space exists within the study area. While there are vacant lots, alleyways, fenced courtyards and abandoned buildings these only serve as quasi-open space. Furthermore, there are no significant signs of informal activity in many of these spaces that would lead to the conclusion that local residents may be utilizing them in unexpected ways. Examination of vacant lots in the area reveals that grass is not worn down from pedestrian crossings, no make-shift gathering areas exist, and there are no signs that children are utilizing them as a place to play. The open courtyard in front of Pascal High School is fenced off, preventing the public from entering and utilizing the space. On the other hand, litter and physical changes to alleyways between certain buildings leads to the conclusion that there is activity within these spaces. These areas of open space have become muddy and rutted out. They are retaining water due to lack of drainage and the unevenness of the terrain which is caused by automobile travel through the alleyways thus producing pools of stagnant water and an overall undesirable appearance. The litter that is present also supports the conclusion that the space is being utilized in some capacity, albeit in an unexpected or anticipated manner.
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Open Space Figure10
Signage Signage within the area varies greatly. Certain areas provide clean and clear signage, other areas utilize an artistic approach, and other areas are plagued by poor signage and visual clutter. This issue can be fairly easily addressed through amendments to the sign ordinance for the area and will be addressed further in the plan. Certain neighborhoods are identified through the use of street signs such as Ryan Place. Near the TCU campus street signs are colored purple and adorned with the horned frog logo. These variances in street signage help to define each area as a distinct location. This tool can be further utilized to assist in defining the newly revitalized district. There are also areas that utilize an artistic approach to signage again helping to create a unique feel and distinction for the area. These artistic approaches range from murals to painted images and text on the exterior of the buildings. This in combination with distinctive street signage can enhance the overall look and feel of the area creating a unique and inviting environment. Unfortunately there are several areas that fall short in the realm of signage. There are many areas that are cluttered with too many signs, that not only create an unimpressive image for the area, but also detract from the vision of a unified and distinct district.
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Existing Signage Figure 11
Gateways While an obvious gateway to the area exists at the intersection of W. Berry Street and Cleburne Road,(See Figure 11) the gateway does not in any way serve this purpose. There is no signage identifying the entrance to the area and in general no visual indication that the area is unique to its surroundings. Additionally, the existing signage within the intersection area creates severe visual clutter. Existing signage consists of large billboards in both English and Spanish advertising low order goods and services such as cell phone providers, beer, and fast food. This strong sense of visual clutter, and the types of goods and services advertised in no way offer an inviting atmosphere or a sense of place to the area. There are also two additional gateways to the area, one at the intersection of University and W/ Berry Street, and on entering from the east on W. Berry passing under the bridge near 6th Ave. These additional gateways play an important role in helping to create an awareness of the entrance or exit of the district. Better defining these gateways will help to bridge the gap between the sections of the area by creating obvious points of entry.
Gateway Aerial Figure 12
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Existing Infrastructure Streets The focus area for revitalization or study area lies directly on W. Berry Street. W. Berry Street, in its current state is a six lane major urban arterial utilizing one of the three lanes as a turn lane at the major intersection of West Berry and Cleburne. Aside from a small section of two blocks near TCU, West Berry does not have a median to separate the opposing flows of traffic. This creates a more dangerous driving environment and increased two car accidents according to the Federal Highway Administration (FHWA)12. Overall, the existing surface of both West Berry is in acceptable shape without any noticeable potholes or large cracks in the surface. There is however a strong need for striping. The existing raised reflective pavement markers do not provide clear lane definitions for drivers and do not provide clearly defined directional traffic flows.
Street Layout Figure 13 Existing
TYPICAL BERRY ST. SECTION
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Traffic Counts As described West Berry Street is a six lane urban arterial. The North Central Texas Council of Governments (NCTCOG)3traffic counts for West Berry in 2009 recorded the average daily vehicle count to be 19, 873. Similarly, NCTCOG recorded an average daily vehicle count of 19,470 for Cleburne Road also a six lane urban arterial, which intersects the study area3. These results show that there is an average of nearly 20,000 vehicles utilizing these two roads on a daily basis. According to a 2009 study conducted by the Colorado Department of Transportation (CDOT) utilizing the research provided by the Transportation Research Board (TRB), each lane of an urban arterial has a capacity of 1900 passenger cars per hour per lane (pcphpl)4. However in this case it would also be necessary to include the presence of heavy vehicles into the traffic flow. These may consist of public transportation busses, large delivery vehicles and the like. With the addition of the heavy vehicle usage the TRB adjusts the capacity to 850 vehicles per hour per lane (vphpl). Utilizing the figure of 850 vphpl the overall capacity of each road is 61,200 per day. This capacity well exceeds the current usage, and leads to the conclusion that there can
Public Tranist Public Transit is available in the area and two bus stops are within the study area. The current bus stops do not provide any sort of structure to house the riders. There are no benches or any other facilities provided. The study area is serviced by the T with route 24 serving as the West/East route with busses running on a 52 minute loop and the 6 serving as the North/South route eventually connecting to the Intermodal Transit Center.
Bus Routes Figure 14
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Parking Parking primarily consists of off street surface lots in most cases positioned both adjacent to and behind the existing commercial buildings. While on street parking is available, it is seldom utilized as the six lane arterial environment is not a particularly safe to park and enter or exit a vehicle. The removal or reuse of the existing surface lots that lie adjacent to the buildings could provide additional opportunities for either new developments or much needed open space. Parking should be a real consideration further along in the revitalization in the project.
Sidewalks Sidewalks do exist on both the north and south sides of W. Berry Street in the specific study area, however a large majority of these are in need of repair. Sidewalks are broken and uneven in many locations. Another key issue in regards to sidewalks is the lack of continuation in and around the major intersection crossing at W. Berry Street and Cleburne Rd. This has resulted in secondary routes being cut into the uneven sections that are made up of dirt and grass. This in no way provides a safe crossing environment for the average pedestrian, and especially creates a dangerous environment for handicap pedestrians. This setting serves as a barrier or separation line within the area creating a stong need to bridge the two areas into one continuous space. In addition, there are many curb cuts throughout the entire study area that lack transition ramps resulting in sidewalks that are difficult to travel on, and a lack of continuity. One local business has built a makeshift handicap ramp out of plywood in front of the entrance that most definitely does not meet ADA requirements. Streetlight poles and telephone poles also create obstructions to the sidewalks, limiting the useable space to pedestrians and cyclists. Poles are placed in such ways that in some locations it would be impassable for a person in a wheelchair or motorized scooter, or even a mother with a wide stroller. This again, does not promote a walkable environment for the residents and should be addressed further in the scope of the revitalization efforts.
Existing Sidewalks Figure 15
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Pedestrian Experience In its current state, West Berry is not a welcoming environment for pedestrians. While it is necessary to acknowledge that the situation could be much worse, nonetheless the overall pedestrian experience is far from ideal. In the immediate area near University Drive, there have been significant pedestrian improvements, unfortunately this is a very small portion of the overall study area. These improvements can however, provide a model for the remainder of the area and instruct the future development of improved pedestrian facilities. Directly adjacent to University Drive the sidewalks and crosswalks for pedestrians have an improved look. An installment of a light-colored, Tetris-like brick pattern to the sidewalks and a more checkered brick pattern to the crosswalks provides a more inviting and safe environment for pedestrians to use. The sidewalks are wide enough for several pedestrians to walk freely as well as walk comfortably because there are no potholes or large cracks in the pavement. While Berry street works well for travel in a car, as a pedestrian there are some challenging areas. Crossing over the railroad tracks at the far east side of the study area is both dangerous and intimidating. Another issue that inhibits the pedestrian experience is trash. Trash and debris are a real issue throughout the area. While there are existing trash receptacles located within the area, piles of debris lay on sides of buildings, large pieces of furniture litter the sidewalks, and concrete structures become makeshift trash receptacles. Storm-water drains become trash receptacles for the debris on the street as water runs into the drain. Litter and unkempt grass dominates the major intersection at W. Berry and Cleburne and additional empty space is covered with litter. Overall this leads to both an unpleasant, and hazardous pedestrian experience.
Current Pedestrian Environment Figure 16
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Community Profile The goal of the community profile is to provide an accurate representation of the existing demographic characteristics, business mix, and consumer expenditures for the study area of West Berry Street in Fort Worth Texas. These findings will prove instrumental in guiding and directing the revitalization efforts and further refining the vision for the area. The community profile analysis will allow for a better understanding of the current conditions of the existing population, needs that may be present and not currently being met, strengths and weaknesses within the area, and economic trends that exist in business patterns and consumer spending. The community profile was conducted through the collection of U.S. Census data, American Community Survey (ACS) data, North American Industry Classification System (NAICS) data, and U.S. Bureau of Labor Statistics consumer expenditure data. This comprehensive set of data provided adequate and accurate information illustrating the current conditions within the community. Finally, in order to gain a more holistic view of the community conditions as well as a better understanding of the actual business patterns in the area, the study area was expanded into a larger trade area. Along with expanding the analysis into a larger trade area, three comparison areas sharing similar characteristics to the W. Berry Street study area were chosen and analyzed providing insight into existing trends in similar locations that may prove useful to consider for the revitalization efforts.
Key Findings There were three key facts that seemed to stand out in the W. Berry Street trade area community analysis. First, the high percentage of individuals who had a very low educational attainment level. W. Berry has an approximate 20 percent of the population below a 9th grade education. This is a dire need that must be focused on in the plan. Second, the high percentage of poverty is another standout within the data. W. Berry Street has a 31 percent poverty rate, again, this creates a key focus area for our goals and strategies. Finally, the high percentage of Hispanic population creates a unique environment. Understanding the needs of the diverse population is key to helping with the revitalization efforts. These outliers among the many data points that were analyzed help to shape the overall thematic goals for the revitalization plan, in an effort to bridge the gap among community members and build a better community for everyone.
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Trade Area Figure 17
76102 76103 76107
Berry Street Project Trade Area ZTCA
ZCTAs 10 Minute Drive Time Analysis
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SELECTED ZCTAS: 76109, 76110, & 76115
Comparison Areas In addition to the immediate trade area, three comparison areas were chosen for analysis. The presence of a university and the proximity to a downtown center were the primary criteria used in selecting comparison areas to study. • The first comparison area is located in Denton Texas and will hereinafter be referred to as “Denton”. Denton shares similar characteristics to the target study area that will be described in more detail throughout the report. The comparison area is home to The University of North Texas. The University of North Texas student body population is approximately 36,000 students. While this is considerably larger than TCU, the area contains similar demographic characteristics to the West Berry Street study area, helping to support the selection as a comparison area. • The second comparison area chosen is located in Los Angeles California and will hereinafter be referred to as “Los Angeles”. This location shares many similarities to the study area in that it also is located in close proximity to downtown Los Angeles and contains a large four-year university, California State University Los Angeles (Cal Sate LA). Cal State LA is located five miles east of downtown Los Angeles and has a student population of approximately 23,000 students. The population and demographics surrounding the university shares many similarities with the target study area of W. Berry Street in Fort Worth, Texas, thus making it an acceptable choice for comparison. • The third comparison area chosen was located in Nashville Tennessee and will hereinafter be referred to as “Nashville”. The Nashville trade area contains Vanderbilt University. Similar to TCU, Vanderbilt is a private university with a student population of approximately 12,000 students. Nashville is also located close to downtown Nashville, again making it a good choice for comparison. While there are similarities to the study area, no two locations are identical. Therefore, the comparison areas and their demographic characteristics will be used as tools to provide useful information to help indicate strengths and weaknesses within the study area and also provide clues to needs that are not being met, consistent trends, and conditions that may not be obvious at first sight.
Comparison Areas Figure 18
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Population Characteristics The population characteristics of the study area and comparison areas were defined using 2010 U.S. Census data as well as 2010 American Community Survey (ACS) estimate data. Each of these sources provided a comprehensive overview of the population characteristics within the final trade area as well as for the comparison areas. The factors considered in the analysis were total population, age, race and ethnicity, foreign-born population, and educational attainment. Looking at these factors individually helps to clarify the characteristics of the larger population living and working within all of the areas studied.
Total Population Figure 18 displays the total population of the trade area in relation to the comparison areas. The total population of the trade area is 74,364, an average of 24,788 per ZCTA. It is important to note that the W. Berry Street trade area included three ZCTAs. While the population of Denton is 27,410 and the population of the Nashville Comparison Area is 17,920. The population of the Los Angeles comparison area was 45,786, in comparison to the W. Berry Street trade area there is a clear indicator of the high level of density present in Los Angeles. his information may be a helpful indicator of trends further along in the analysis. Both Denton and Nashvilleâ€™s populations are similar to that of W. Berry Street signifying that the density is fairly well aligned to W. Berry.
Total Population Figure 18
74,364 45,786 27,410 17,920 20 |West Berry Street Revitalization Fort Worth Texas
West Berry Los Angeles Denton Nashville
Median Age The median age across all areas is fairly consistent with Los Angeles standing out as the outlier. While the student population is likely to be the common factor in the median age of the areas, Los Angeles is much more dense in population, allowing the median age to rise due to the high number of residents. This can be an important factor when considering employment, housing, family needs, entertainment, etc. in the revitalization plan.
Median Age Figure 19
West Berry Los Angeles Denton
22 24 29
Race and Ethnicity Race and ethnicity are very important variables to consider in this process. Different races and different ethnicities may utilize different services, or different types of retail from one another due to cultural preferences. It is important to look at the comparison areas and the race and ethnic make up in order to identify trends in business types, services provided etc. The racial make-up of the three areas varies significantly. Figure 20 visually displays the racial and ethnic composition of the four areas. It becomes obvious through the illustration that the W. Berry Street trade area primarily consists of white and Hispanic individuals, where in the case of Los Angeles, the Hispanic ethnicity is the dominant portion of the population. Further, Nashvilleâ€™s population has a predominantly white racial composition with only 7% Hispanic and the Black or African American Population close to three times that of W. Berry. Denton has a higher percentage of Black, and a much lower percentage of Hispanic, creating some variation and hopefully offering additional insight for the plan. Although there are racial and ethnic differences, the comparisons can still provide valid information to the analysis by investigating a diverse mix of demographic characteristics.
Race and Ethnicity Figure 20
2% American Indian and Alaska Nativ e 2% Black or African American 11% Asian 45% White 81% Hispanic or Latino
0.6vv% American Indian and Alaska Nativ e 7% Asian 17% Hispanic or Latin o 17% Black or African American 71% White
1% American Indian and Alaska Nativ e 3% Asian 5% Black or African American 52% Hispanic or Latino 69% White
0% American Indian and Alaska Nativ e 4% Hispanic 6%Asian 52% Hispanic or Latino 74% White
West Berry Los Angeles Denton Nashville
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Foreign Born Population The percentage of the population that is born outside of the United States ties into the racial and ethnic composition of each of the areas studied. The indicators for this portion of the population may be different than those of the native born Americans. Foreign-born residents may have desires or needs for certain amenities that American born individuals do not. These individuals may want to incorporate more of their heritage into their surrounding environment, thus creating a need that can be filled through revitalization. W. Berry Street trade area falls into the high end of the four areas compared with roughly 26% of the population being born outside of the US. Los Angeles has the highest percentage at nearly 39% and Denton is far lower than both at only 12%. Nashville is at the low end of the spectrum with only 8% of the population being foreign born. With the areas so severely divided it may be possible to see a correlation within the existing business mix.
Foreign Born Polulation Breakdown Figure 21
West Berry California
Education Educational attainment plays a large role in an individuals lifetime earning potential, the types of employment that they may seek, and the types of goods and services that they may need or desire in their immediate surroundings. This key indicator can help to shape the revitalization process in many ways, from the types of businesses that may be located within the study area to the types of goods and services that may be attracted. Figure 22 indicates the levels of educational attainment, focusing on the large percentage of under educated individuals. It is important to consider the effects of the presence of a university within all of the areas being compared. This may lead one to believe that the educational attainment rate within the area should be higher, however the numbers do not specifically indicate this trend. Specifically, there is an alarming 20 percent of the population witin the W. Berry Street trade area that is below a 9th grade education. In comparison to Nashville where only 2 percent is at the same level, and Denton at 6 percent, the gap in education becomes very clear. This is a substantial finding that presses for more education outreach in the area.
Education Attainment Levels Figure 22
Less Than 9th Grade Education
West Berry Los Angeles
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Housing An investigation of the population characteristics for the W. Berry Street trade area and two comparison areas provides an overview and great insight into the people living within the areas being analyzed. However, in order to fully grasp the conditions and trends in these areas, the characteristics of the housing conditions must also be examined. The variables examined for the housing segment of the analysis process were, total housing units within the area, the percentages of occupied and vacant units, owner and rental occupation and median rent for the rental segment of the markets. These statistics provide information that helps to paint the picture of the conditions within the neighborhoods that surround the trade area and comparison areas. The neighborhoods are the life of each area, without the residents of these housing units; the need for business infrastructure would be minimal at best, if not completely extinct. The residents utilize the goods and services offered within the trade area helping to shape the business mix. In many cases, the residents also work in the establishments as well. Therefore, it is crucial to understand the housing segment of the markets being studied and to grasp the needs that are not currently being met. This analysis has the potential to display how the current business mix that exists contributes to these gaps in order to boost demand for economic development in the future revitalization efforts.
Housing Units: Throughout the four comparison areas there is an obvious variance in total units with the W. Berry Street trade area appearing to be on the low end in regards to density. The average of the 28,793 total housing units for three zip codes used for the trade area is 9,957. This places W. Berry below both Los Angeles and Denton as far as housing density is concerned. Nashville is the least dense at 6,979. Differences such as these can provide models both for and against dense housing in the revitalization area.
Total Housing Units Figure 23
28,739 13,943 11,553 6,979
West Berry Los Angeles Denton Nashville
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Occupancy and Vacancy Rates In terms of vacancy rates, the numbers are fairly consistent. W. Berry and Los Angeles are both below 10% with W. Berry slightly higher at 8.82%. This leads to further questions of what can be done to improve the overall vacancy rate. It is possible that a more representative business mix may provide incentives for people to remain in the area and also to attract future residents. The mix of homeowners and renters in the W. Berry Street trade area are fairly even, with both hovering around 50%. Compared to Los Angeles, West Berryâ€™s homeowner rates are almost identical. This consistency indicates that similar situations exist in both locations providing incentives to look further at the conditions in California for trends that may be working and unutilized in the W. Berry trade area. Nashville while slightly higher than the trade area is still reasonably close and can serve to help inform W. Berry. Additionally, Denton has a much higher rental rate and nearly 83%, signaling that the existing conditions, whether it is the presence of the university, the business mix, home prices, etc. The environment is not ideal to promote investment in the area by the residents. Looking at rental rates in all three areas we can see that Denton has the lowest median rent, which is highly likely due to the large percentage of students living in tthe area. While it is to be expected
Occupancy and Vacancies Figure 24
Rental Rates that Los Angeles would be the highest of the three, it is still only marginally higher than W. Berry and Nashville. Looking at the three in comparison, the overall consistency shows that the areas provide good comparison data that will hopefully produce beneficial results for West Berry.
Median Rent Figure 25
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West Berry Los Angeles Denton Nashville
Economics and Employment The financial and employment status of the individuals within each study area provides a solid foundation on which to build a revitalization effort. Trends in household income, occupations, unemployment, and poverty levels tell, in many ways the most lucid account of the state of the area. Income, and gainful employment lead to consumer spending, which are often the missing elements in an area that has declined. Looking at these factors in more detail can provide a road map to the types of amenities that are needed in the area. If an area has high unemployment and high poverty rates, revitalization efforts may primarily focus on bringing jobs into the area. If income is at a reasonable level and spending is not taking place within the study area, it becomes obvious that the current setting is not providing the types of goods and services that the residents want and need.
Income Income levels across all four study areas vary and bring to light the income disparities that exist. The median household income for the W. Berry Street trade area appears strong in total at $40,720, but the extremely high poverty rate tells a different story. Los Angeles tops the group at approximately $45,000 per year median household income and Denton is at the low end at $23,328. The one category that raises questions that must be investigated further is poverty. High poverty rates in the W. Berry Street trade area stands out as a dominant issue to not only be investigated, but also addressed. With the median household income at an acceptable level, it appears odd that the poverty level is above 30% for the three areas combined. The 76115 zip code alone has a 43% rate of individuals living below poverty level. With a closer look, it becomes apparent that the 76109 zip code is skewing the overall median household income. 76109 has over 40% of its population earning more that $100,000 per year. This segment of the trade area and its unusually high-income rate in comparison to the remaining W. Berry Street trade area must not be allowed to skew the overall findings. Therefore, revitalization efforts must be directed at the segment of the population that desperately needs the help. Los Angeles, Denton, and Nashville each have approximately 12% - 19% poverty levels, making them good comparisons to investigate. These levels, while not ideal can stand as a goal for the revitalization efforts on W. Berry. A closer look at the business mix, and employment may help to clarify how these areas are maintaining their respective poverty levels.
Poverty Figure 26
West Berry Los Angeles Denton Nashville
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Market Analysis To gain a more thorough understanding of the trade and comparison areas in terms of an economic and business mix, an analysis of the current economic conditions including consumer expenditure and employment along with an investigation of the current business mix in the areas was conducted. This analysis will bring a further understanding of the current conditions affecting not only the local population but the surrounding areas by showing the flow of money in and out of the trade area as well as the current employment conditions. The trade area, consisting of three Fort Worth zip codes (76109, 76110, and 76115), establishes the area relating to the one-mile strip along W. Berry Street. The comparison areas of Denton, Texas, Los Angeles, California, and Nashville, Tennessee were chosen in order to compare the business mix based upon the similarities in terms of close proximity to universities and demographic characteristics.
ECONOMIC CONDITIONS Consumer Expenditures The Consumer Expenditure Survey (CES), ending in the year 2010, was used to determine how the population located within the trade area is spending their income. The data collected from within the trade area by the three zip codes shows a large difference in the total consumer purchasing power. The averages were based not only on race and ethnicity but also were averages for the entire DFW region. The numbers were calculated based upon the number of homes in each area rather than by individuals so if a household contains more than one income earner that factor was not taken into account. Based upon the information presented by the CES, it is shown that the average annual expenditures for the three trade area zip codes were as follows:
Average Annual Expenditures â€˘ ZIP CODE 76109 at $82,272 â€˘ ZIP CODE 76110 at $41,987 â€˘ ZIP CODE 76115 at $25,491
When averaging these totals together to get a combined average annual expenditure for the trade area it comes out to be $54,127. In order to understand how people in the Fort Worth and comparison areas are spending their money, a chart showing the average annual expenditure in relation to the average income is displayed. Fort Worth spends over 75% of their average income on expenditures, which is similar to all comparison areas except Nashville which is at 53%. This data is an indicator that Fort Worth has a strong investment in annual expenditures and therefore has a large market that can be tapped into in order to create more investment in the local economy.
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Average Annual Expenditures Figure 27
Another indicator of how people spend their money is their purchasing power. For each zip code in the Fort Worth trade area the total is highlighted below, with a combined total for the trade area as $1,378,135,688:
Purchasing Power Figure 28
What can be inferred from the data is that there is a large discrepancy concerning purchasing power in relation to zip code 76109 and the other two zip codes. However, having a significant amount of purchasing power within the trade area reinstates the notion that there is a potential for large investment and thus a future to retain to money for the local economy. By attracting businesses to locate in the trade area, there is a potential for future growth of the area in terms of residency and small business owners that cater to the local economy.
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Appendix, Figure 1, Exhibit A shows comparison of the average annual expenditures within the Fort Worth trade area (by zip code) and the discrepancies that currently exist in terms of total annual income. Appendix, Figure 1, Exhibit B supplements the discrepancies in terms of the total annual income within the Fort Worth trade area by the total purchasing power. The Fort Worth trade area spends an average estimate of $54,127 on annual expenditures which is 77% of the total average income [$66,576]. When breaking down the categories of the individual expenditures, Fort Worth spends an average of 14% or $7,312 on food, $3,609 of it spend at home while the remaining $2,783 is spend on food away from home. Fort Worth spends a significant portion of their income on housing, an average of 33% or $16,669 while only 4% or $2,065 is spend on apparel and services. The second largest expenditure spent in the Fort Worth trade area, with an average of 17% or $8,511, is on transportation. Appendix, Figure 1, Exhibit C shows the percentage distribution of average annual expenditures within the Fort Worth trade area, broken down into these categories. In order to highlight the current strength in terms of consumer spending within the Fort Worth trade area, a comparison of those same categories is compared to Denton, Los Angeles and Nashville in the following chart.
Consumer Expenditures Figure 29
Fort Worth is most similarly comparable to Nashville in all of the categories highlighted, indicative of similar spending patterns that can be related to the demographic mix of both areas. The most important areas in terms of spending include big ticket items like housing, transportation and food. Appendix, Figure 2, Exhibit A shows a more in-depth breakdown in an itemized format of how income is spent within all areas in relation to annual expenditures. Appendix, Figure 2, Exhibit B shows an in-depth breakdown in itemized format of how income is spent in relation to purchasing power. Appendix, Figure 2, Exhibit C shows a distribution percentage of annual expenditures for all areas.
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Employment According to the 2007-2011 American Community Survey, the industries within the trade and comparison areas can be broken down into categories and give an indication of the dominant businesses located with each. However, what is important to take into consideration is whether or not the local population is employed within these local industry sectors. Average travel time to work is an indicator that people work outside of where they live, meaning that jobs based upon the local population are not based upon the local employment base. Based upon this comparison of travel time to work between the trade and comparison areas, it can be inferred that Fort Worth has a substantial amount of population leaving the area for work each day.
Average Commute Times Figure 30
This could be due to several factors, including an inconsistent business market in relation to the demographic population, income mix and personal preference. From the demographic analysis, is in noted there is a higher portion of low income and Hispanic population in the area that could be an incompatible population mix for the industries within the trade area. According to ACS data, the highest industries of employment for the trade are retail trade at 12.8%, accommodation and food services at 12.22% health care and social assistance 12.07%, professional, scientific and technical services at 8.98% and manufacturing at 8.75%. In terms of the comparison areas, Denton has health care and social assistance as the largest employer, accounting for 25.88%, accommodation and food services at 19.89%, retail trade at 11.01%, manufacturing at 10.49% and other services at 6.6%. The Los Angeles trade area largest employer is manufacturing with 25.98%, followed by other services at 21.22%, wholesale trade at 11.23%, accommodation and food service at 10.57% and retail trade at 9.17 %. In the Nashville trade area the largest employer is health care and social assistance at 21.6%, followed by educational services at 15.96%, accommodation and food services at 11.16%, other services are 10.45% and arts, entertainment and recreation at 7.4%. Another way of looking at employment per industry is by NAICS data by the two-digit level that shows a mix of businesses and their total employment in the area. Figure 3A, Exhibit A shows the total employment per industry by NAICS two-digit level and Figure 3A, Exhibit B shows the percentage of total employment per industry by NAICS two-digit level.
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Looking at the employers in the Fort Worth trade area in comparison to Denton, Los Angeles, and Nashville, Fort Worth has the most transparency among employers. Each of the comparison areas had a single industry that accounted for more than 20% of all jobs while Fort Worthâ€™s single highest industry employer accounted for less than 13%. The five largest employers within the trade area equaled 54%, while all comparison areas had over 65% of the same statistics. Speculation behind why Fort Worth compares differently from the comparison areas could be due to the wider variety of industry mix as well as a diverse population that has different needs in terms of industrial sectors. This industry mix could have potential for attracting new employers to the area and retaining the job market variety already existing in the trade area.
BUSINESS MIX According to the North American Industry Classification System (NAICS), an account for the total number of business establishments based upon zip code is presented. The Fort Worth trade area has a total of 1,570 establishments, comparable to Denton (959), Los Angeles (306), and Nashville (731). The Fort Worth trade area has a larger number of establishments based upon the notion that the trade area is comprised of three zip codes while the comparison areas are based solely upon one zip code.
Employment Figure 31
However, when comparing the total payroll per business, Fort Worth falls behind both Denton and Nashville. This is indicative of a higher pay rate per employee, as all the comparison areas are higher than the trade area. Even though the comparison areas have a higher income per employee than Fort Worth, the trade area is similar to that of Denton and Los Angeles (difference of a few thousand dollars).
Payroll Figure 32
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The NAICS data at the two-digit level shows that the industry with the highest number of total establishments in the Fort Worth trade area is retail, followed by health care and social assistance and then professional scientific and technical services. An important inference from this can be mentioned, that there is a high level of jobs in the area that could potentially attracted an educated population that would allow for more recycled economy to filter through. Appendix, Figure 4, Exhibit A shows the number of industries at the NAICS two-digit level and Appendix, Figure 4, Exhibit B shows the percentage of that industry make-up. In comparing trade areas, the industries with greatest percentage of establishments in Denton are healthcare and social assistance, followed by retail trade and accommodation and food services. In Los Angeles, retail trade, manufacturing and other services are the industries with the most establishments. Nashville’s industries with greatest percentage of establishments are professional scientific and technical services, followed by arts, entertainment and recreation, and other services. The Fort Worth trade area appears to be the most diversified in terms of percentage of establishments by industry, an important component for attracting a diverse population mix to the area. In order to get a more in-depth look into the types of industries within these broad categories, NAICS data at the six-digit level breaks them down even further. Figure 5A displays number and percentage of industry by the six-digit NAICS data. Due to the immense amount of business categories, only those relevant to the trade area were researched. Notable is that Nashville has a larger creative industry, with the majority of establishments falling into the categories of musical artists, managers, and publishers of music, making up 15%. For the Fort Worth trade area most establishments fall into the health care and services. Physicians’ offices and dentists make up 8% of the establishments, and full service and limited service restaurants account for another 8%. Denton has a similar business mix. Physicians’ offices make up 5% of the establishments, followed by lawyer’s offices at 4%. Los Angeles has a large amount of women’s, girls’, and infants’ cut and sew apparel contractors making up 5.2%. Super markets as well as food service establishments also make up a large percentage of businesses. Although there are a number of grocery stores in the defined areas, gasoline stations and places to eat dominate the business mix. This goes back to the idea of convenience and how it is faster to grab a bite to eat from a fast-food restaurant or a gas station like 7-Eleven than to go to a grocery store, buy food and then go home to prepare it. There seems to be a good mix of relevant service businesses (banks, personal care, laundry services) for the trade/comparison areas that are viable to these neighborhoods. A striking difference from all comparison areas is the number of consumer lending practices in the defined trade area, a total of 12 as opposed to a combined total of 8 in the comparison areas (7 of those in Denton alone). That is indicative of a lower to middle-income class population with an income distribution at a lower level that allows for these types of businesses to remain active. Another indicator that the trade area is of a lower-income population mix is the number of laundry/dry cleaning services offered (6) as opposed to the comparison areas. In addition, the trade area has a larger number of alcoholic beverage stores and drinking places, indicative of a population mix (perhaps younger) that enjoys this type of leisure activity. Similar to looking at the types of establishments at the NAICS six-digit level, Appendix, Figure 6 shows a further breakdown of industries that employ the highest amounts of people. There are more industries that employ between 100 and 1000 people within the Fort Worth trade area. The largest employers include investment banking and securities dealing, followed by the Fort Worth Zoo and the Fort Worth Botanical Gardens. In comparison, Appenix Figure 7 shows the major employers by trade area and number of employees.
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The largest employers in Denton include heavy duty truck manufacturing, other airport operations, and general medical and surgical hospitals. The top employers in Los Angeles are grantmaking foundations and biological product manufacturing. Unlike the other trade areas, Nashville had two employers over 1000 employees in colleges, universities, and professional schools, and general medical and surgical hospitals. Overall the majority of businesses in all these areas employs between 1-4 people and would be classified as small businesses. In Fort Worth, Los Angeles and Nashville more than 50% of businesses employ between 1-4 people. The graph below can better illustrate business size for the trade areas.
Employees Figure 33
CONCLUDING REMARKS: The Fort Worth trade area has a large assortment of business establishments as well as local employers that are vital for a revitalization plan aimed at retaining the existing local community assets. In comparison to Denton, Los Angeles, and Nashville, Fort Worth compares favorably well. Although there are some differences in business mix and even employment pay rates, Fort Worth seems to compare relatively similar to the comparison areas that are in close proximity to universities. Perhaps taking ideas from Nashville in terms of a vital arts and entertainment industry, Fort Worth can further grow its local assets and attract a host of new residents and visitors alike.
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Recommendations The focus of this plan will be to address existing issues in the area. Rather than a more visionary plan, recommendations here will focus on laying the groundwork for more farsighted plans in the future. The more dire issues that exist in the area were seen as a greater priority to revitalization. The areaâ€™s assets will be reinforced to ensure that the area does not lose its distinguishing characteristics while undergoing reformation.
Obstacles Issues existing in the area include high poverty rates and low levels of education. Twenty three percent of families in the trade area dipped below the poverty level in the past 12 months nearly doubling the national average of twelve percent. A fifth of residents havenâ€™t achieved a 9th grade education, three times lower than the national level. Site analysis found wide roads and high levels of traffic and a railroad that cut through the middle of the commercial strip made the area less walkable. Most commercial buildings on the eastern half of the study area were over 30 years old. There was little remarkable in terms of architectural design and aesthetics. While there is streetscaping on the western portion of the study area this ends at Berry and Forrest Park Road, with a clear decrease in sidewalk quality and landscaping to the east of this intersection. Restaurants east of Forrest Park tend to be fast food oriented. There are also a fair amount of predatory businesses toward the eastern half of the commercial area including pawn shops and title and pay day loan businesses.
Assets Existing social capital are a resource to the area, the social framework of schools, churches, and existing businesses can be built upon in promoting community level discourse. High vehicle traffic through the area, though it impedes walkability, can increase the exposure of businesses. Murals were unique and enhanced buildings that would have been unremarkable otherwise. Murals could be used as a tool to give the community a sense of identity and cohesion. The community could also gather its identity around its Hispanic culture. The area is over 50% Latino and Hispanic, the national level is 17%. The site is also the possible location of a future train station which would bring reinvestment to the area.
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Overview of Thematic Goals The plan is shaped around three thematic goals; convergence, identity, and resiliency. The thematic goal of convergence centers on heightening social capital and creating business networks. The second thematic goal, identity, focuses on the creation of a niche for the area, the improvement of safety in the area, and physical improvements such as faĂ§ade improvements. The final objective of the plan is the goal of resiliency; this component will target improvement in educational attainment workforce development, retaining population, and attracting employers.
Convergence This plan aims to bring this area into a more cohesive whole, first by bringing the business community and community together in a way that creates social capital and support networks. We hope that this binding of ties will foster discourse on what the area should be at a grassroots level. Creating communication at a community level will help foster dialog on the important questions that need to be discussed in order to create a place that is a breeding ground of opportunity for those who live and work in the area. The first steps to creating these vital community ties can include events, meetings, and a getting to know your neighbor campaign. Social media can be used to help build social capital as well. Networking among businesses can be a first step toward a system by which beneficial information can be efficiently distributed. What do businesses need to know, what help and support could businesses in the area use? These questions can be addressed by a chamber of commerce, merchantsâ€™ association, or a similar organization, but first the businesses in the area need to know that these resources are available. Creating a business network can help to minimize the efforts required to achieve large goals such as improving the streetscape and deterring crime in the area. Creating a business network that functions as an information gathering, dissemination, and support system will be vital. Additionally, coalition between local banks and local businesses with micro lending practices can sponsor small business growth and even a job training program for local residents entering and currently in the labor force.
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Convergence Goals Goal: Create ties within community Social capital needs to be built in order for this plan and its efforts to have legitimacy it must represent the voices of the people who live in the community. Without this the plan fails, with this the plan has grounds in the form of an active body of people who will not only be integral to providing substance to the plan, but providing political clout as well. Existing social infrastructure of schools, churches and neighborhood associations should be utilized. College students in the area should also be included in community building. Though students are not always long term community member’s redevelopment has an impact on them as well.
Building Social Capital
• Utilize existing social infrastructure by distributing information first from churches, schools, and neighborhood organizations. • Events for the community could be set up to help residents interact and develop bonds. This could include festivals, and family oriented events. • An area newspaper written by TCU journalism students would profile the area’s existing social capital and profile community members. • Social media could be used to disseminate information about events and meetings. »» A Facebook group for all residents in the area would help community members get to know one another and create social bonds. »» Twitter could be used to get information to the public. All content created should be available in Spanish and English. Timeline: Short-Term (1 year)
Creating a Goal Focused Dialog
After social ties have been made it will be important to create dialog that identifies the goals and needs of the community. • A key tool in participation will be to find what the ambitions of the community members are and what is holding them back. This information can be collected at an individual level through submissions of community members. • Meetings and events will be held to address the mutual goals and obstacles of the community. This will be the beginning of a plan for the community. • Taking advantage of existing infrastructure, meeting will be held in local school building. Meetings should not be held in churches in order to avoid alienating possible participants. Timeline: Short-Term (1 – 3 years) West Berry Street Revitalization Fort Worth Texas | 35
Goal: Create a business network A business network will provide needed guidance and support to the business community. Rather than each business being on its own in confronting issues, mutual hurdles to success can be approached by a stronger whole. Banding together will pool resources and garner political bearing.
Gathering Area Businesses • Businesses along the commercial strip of Berry Street will be targeted for participation in a community of businesses. Interest in creating a business community will be cultivated through the provision of information that details the ambitions of a business network; to aid all businesses in the network in the achievement of greater economic capacity through collective power. • Meetings should be held to discuss the needs of businesses in the area. Questions should ask what obstacles are impeding the success of businesses in the area. All gatherings should be held in neutral space in order to demonstrate that all businesses will have their voices heard equally. • A steering committee of the individuals who best articulate the body’s shared goals will be decided upon by the business community. Steering committee members will serve as ambassadors to the area’s objectives. Timeline: Short-term (1 year)
Fostering Business Network Resources • Partnerships between TCU Business Students can be made. Businesses stand to benefit from the knowledge of students and students would benefit from applying their knowledge to real-world problems. • The City of Fort Worth’s Economic Development Department should be used as a resource; staff will be able to provide vital information about available opportunities. The city of Fort Worth’s partnership in this plan would be of strategic importance to the city. The W. Berry commercial strip is not unique and creation of a successful system by which to improve and support businesses within the commercial strip would be applicable to many similar areas throughout the city. The Fort Worth Chamber of Commerce can be used to gain information for assistance businesses. • Micro lending can be used to provide capital to those who would not otherwise qualify with traditional lending systems. • Business in the area could create a Business Improvement District (BID). BID creation would create a system by which all businesses within a specified district would pay a fee to fund projects in the area. An alternative to creating a BID would be to create a merchants association.
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The second thematic goal will be to provide a sense of identity to the area through decisions made by the recently united coalitions of residents and businesses. The convergence portion of the plan is vital to the crafting of identity in terms of legitimacy and funding. This coalition will decide what the area should be, how it will be marketed, and what type of niche will be sought out. In addition to this, the identity portion of the plan will also encompass an evolved physical identity by striving to improve gateways, faĂ§ade improvements, and investment in streetscaping. Increasing safety will also be an identity goal as it will be crucial that the area be seen as safe to ensure the economic and social health of the community
Goal: Developing a Niche
Developing a niche will be important to making Berry marketable. Trademarking something that stands out from commercial strips in the surrounding area will make Berry a unique destination. It will be important that the community and business networks are participants in the niche decisions so as not to alienate important stakeholders.
â€˘ Conduct meetings with community and business network to workshop a niche for the area. Possibilities might include a theme of murals and artwork, Hispanic culture, or a culture influenced by the presence a college campus, TCU. â€˘ In order to make a decision on what niche the area should opt for research should be conducted to see what the thresholds are for that angle. The community and business networks should aim to make the niche as unique as possible so as not to lose marketability. Niches of commercial strips for surrounding areas should be analyzed in order to make the most beneficial decision. Timeline: Mid-range (3-5 years)
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Goal: Increase safety in the area
Making Berry Street a safe place will have positive social and economic effects. More people will be compelled to frequent the strip if they perceive that it is a safe place.
• A relationship between the community and the police department should be built in order to construct a partnership by which the community will help in identifying crime and disturbance issues that need to be addressed. • Investments to increase policing in heighten police presence if necessary. Funds from the Business Improvement District, if implemented, could pay for the increased cost that greater policing would cost the city. • Surveillance systems could be funded by the business network. A surveillance system would communicate to potential offenders that they would be caught and establishes a perception of safety to all others. • Lighting investments will provide greater accuracy to surveillance system, nullifying the anonymity of darkness by which crimes can be committed. Usage of lighting can draw people toward designated routes and away from isolated areas that should be avoided at night. • Buildings that are vacant and open should be reported to the city of Fort Worth’s online code compliance system. Timeline: Short Range (1-3 years)
Goal: Promotion and Marketing
Attracting and building relationships with customers is imperative for businesses. The commercials trip faces plenty of competition throughout the metroplex, in light of this marketing can be used to build upon the niche the area has determined. Creating marketing around a predetermined niche allows the area to retain its identity rather than losing sight of what meanings the place holds for those who live and work in the area.
• Using business network funds, professionals in marketing can be consulted on how to promote the chosen niche of the area. • Pooled resources of businesses can pay for advertising for the area in the form of print media, commercials, and a website for the entire commercial strip. • Funding of special events and festivals can attract potential customers to the strip in order to increase commerce. Timeline: Mid-range (3-5 years)
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Goal: Streetscape Improvements
Streetscape improvements will address some of the issues encountered through physical analysis of the area. Enhancements to the appearance of the street will help to unite the area as one and smooth out the disparities of investment. Traffic calming and road narrowing would help to make the commercial strip more pedestrian friendly.
• Traffic calming should be implemented to make the area more pedestrian friendly. Traffic calming techniques can include narrowing lanes of traffic, speed bumps, raised pedestrian crossings, and reducing speed limits. • Trees and landscaping should be enhanced along Berry to create consistency along the commercial strip. Plantings can provide aesthetic improvement at a low price with an added externality of improving environmental quality. • Poor sidewalk and road conditions can be brought to the attention of city government and conceivably improved as part of a BID funded streetscaping project or ongoing city capital improvement. • A pedestrian Bridge over the railway on Cleburne Street could serve as a physical image of unification for the two sides of Berry. This intersection is currently dangerous and intimidating to pedestrian traffic. A pedestrian bridge would add aesthetic appeal and could serve as a gateway that would help brand the area. Timeline: Mid-range (3-5 years)
Streetscape Improvements Figure 34
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Goal: Design Improvements for a Unified Image Design improvements can help to visually tie the area together. This unification would better identify the borders of the commercial district. The area is currently very disjointed moving from east to west. Clarifying the district boundaries and image will help the business network wield its collective power to attract customers.
Strategies: • Creation of multiple gateways will help to mark entrances to the commercial district. Signage need not be expensive and can be comprised of anything from graffiti murals or suspended banners to a physical structure. • Facade Improvements can be funded through Community Development Block Grants or the established business network. Improvements to facades should focus on buildings up to the standards of the area. Grant or matching amounts should be capped for the area as to not cause business displacement through vast spikes in lease values. • A special provision sign district can be created in order to clearly identify the district. This provision would bolster or loosen sign regulations for the area. Creating signage standards that allow for establishment of place identity and development of the character of a place would be a strong tool in unifying the commercial district. Standards could designate that businesses should paint murals as signage to identify their businesses. Painted signage is already used in the area. • By teaming up with the city an incentive program could be created around an existing storm water fee. Storm water fees are charged per lot based on amounts of impervious surface. Creating a unique theme of green parking lots funded through abatements of storm water fees could create unifying theme for the area. Timeline: Mid-range (3-5 years)
Design Improvements Figure 35
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Resiliency The last thematic goal of the plan will be the resiliency goal. This objective focuses on some of the more deeply rooted issues such as educational attainment, retaining population, developing the workforce, and creating a brain trust dynamic. Resiliency is important because it will help to elevate the standard of living and quality of life for people in the area. A bright future for Berry should include the people that live there now by helping residents fulfill their goals. The vision is to have the physical and economic improvements that mirror improvements for people, avoiding displacement by advancing opportunities for residents while simultaneously improving their surroundings.
Goal: Adult Education and Workforce Training Workforce training and adult education are important strategies for the area because a fifth of the population has less than a ninth grade education. Employment in the area tended to consist of blue collar jobs. Investing in programs that improve education levels will help families that fall below the poverty line by providing opportunities that allow for individuals to achieve higher paying employment.
Strategies: • The community can team with employers who are looking for a labor force. Building relationships with potential employers can result in companies investing a work force development center in the area that would train residents for specific needed capacities. Connecting residents to opportunities outside the area will be vital. • Fort Worth ISD’s adult education program can be utilized to help residents in the development of fundamental skills and educational attainment. Fort Worth ISD’s adult education program includes adult literacy, GED classes, Adult ESL classes, and more. Information about these opportunities can be spread through the community.11 • Information about education programs at Tarrant County Community College (TCCC) can be shared through the community that using established social ties and communication systems. TCCC has a campus just 9 minutes away from the center of the commercial strip. TCCC offers discounted tuition for Tarrant County residents making a college education more affordable. TCCC offers GED tests in Spanish.12 • The community could team with TCU’s extended education program to develop initiatives that would benefit the surrounding community.13 • Residents of the area should be encouraged to seek opportunities throughout the metroplex. Thecreation of a nonprofit jobs placement center would be a crucial tool supporting this measure. While it is a priority to have the local economy of the area diversified, jobs are not limited to the project’s bounds. Creating avenues by which residents can expand their skill-set will be beneficial. Timeline: Long Term (5-10 years)
West Berry Street Revitalization Fort Worth Texas | 41
Goal: Retaining Population and Attracting Jobs Population displacement should be actively avoided as it is a clear indication that physical and economic improvements are taking place out of sync with social improvements. The aim of this plan is to improve social, economic, and physical conditions simultaneously so as not to lose sight of the issue of high poverty rates in the area. Striking a balance between priorities will be vital to creating economic opportunity without gentrification.
Strategies: â€˘ Goals and obstacles discussed by individuals in the community building process should be addressed in order to make sure that social needs have been attended to. â€˘ Aiming to retain educated TCU graduates as residents can help attract employers who are looking for a highly educated work force. Some students might stay in the area after being included in the community building process. Higher skilled jobs performed by TCU students will create need for more service jobs. Timeline: Long Term (5-10 years)
42 |West Berry Street Revitalization Fort Worth Texas
Conclusion The West Berry Street Revitalization Plan, through an in-depth analysis of existing conditions, market analysis, current business mix and demographics, creates a site-specific vision for the future of the area surrounding the one-mile commercial strip. The plan is created through thematic goals categorized in three focus areas: convergence, identity and resiliency. These focus areas speak to the local needs including residential and business needs that will ultimately help revitalize the area. Revitalize the area in the sense that current population will be retained. Revitalize the area in the sense that local businesses will have incentive to relocate to W. Berry Street. Revitalize the area in the sense that underlying social capital within neighborhoods and businesses alike will create a unified and unique niche. Short-term and long-term goals within these thematic areas, implemented through the creation of partnerships at various levels, are key components of the plan. Recognizing the importance of these thematic goals while at the same time keeping in mind that public participation is equally as relevant will foster the creation of a commercial strip that will flourish within its given context.
About TCU, History http://www.tcu.edu/90.asp 2About TCU, Horned Frog Athletics http://tcu.edu/116.asp 3 Fort Worth ISD Schools, History of Paschal High School http://schools.fwisd.org/paschal/Pages/OurHistory.aspx 4 City of Fort Worth, Registered Neighborhood Associations in Forest Park-Berry Watershed http://fortworthtexas.gov/tpw/stormwater/forestpark/ 5 Bylaws of The Paschal Neighborhood Association, Article VI-Purpose http://www.paschal.biz/assests/Bylaws.pdf 6 Ryan Place Improvement Association, Awards http://www.historicryanplace.org/RPIAHomePage.html 7 American Community Survey http://factfinder2.census.gov/faces/nav/jsf/pages/index.xhtml 8 See footnote 6 9 City of Fort Worth, Urban Villages http://fortworthtexas.gov/planninganddevelopment/urbanvillages/ 10 City of Fort Worth, Presentation from the West Berry Village Town Hall Meeting http://fortworthtexas.gov/uploadedFiles/PlanningandDevelopment/My_Urband_Village/West%20Berry%20Town%20 Hall%20Meeting%206-21-2011.pdf 11 Fort Worth ISD Office, Adult Education http://www.fwisd.org/adulted/Pages/default.aspx 12 General Educational Development (GED) Test http://www.tccd.edu/Student_Services/Testing/GED.html 13 TCU Extended Education http://www.lifelong.tcu.edu/default.asp
West Berry Street Revitalization Fort Worth Texas | 43
finance sector compared to other area. Those jobs are typically hire paying and may be able to attract more businesses to the area.
Figure 1A Exhibit A
Fort Worth Zip Code CES Comparison Number of Households Total Income Average annual expenditures Food Food at home Food away from home Housing Apparel and services Transportation Health care Entertainment Personal insurance and pensions
Fort Worth 25461 $ 66,576 $ 54,127 $ 7,312 $ 3,609 $ 2,783 $ 16,669 $ 2,065 $ 8,511 $ 3,165 $ 2,444 $ 6,198
76109 10004 106,847 82,272 10,695 5,759 4,936 27,150 3,291 13,986 4,936 4,114 9,873
$ $ $ $ $ $ $ $ $ $ $
Fort Worth 25461 $ 66,576 $ 1,378,135,688 $ 186,159,671 $ 103,471,529 $ 82,688,141 $ 457,687,165 $ 56,576,622 $ 235,734,261 $ 75,686,110 $ 67,455,590 $ 152,823,415
76109 10004 $ 106,847 $ 823,051,989 $ 106,996,759 $ 57,613,639 $ 49,383,119 $ 271,607,156 $ 32,922,080 $ 139,918,838 $ 49,383,119 $ 41,152,599 $ 98,766,239
$ $ $ $ $ $ $ $ $ $ $
76110 9764 54,529 41,987 5,878 3,359 2,519 13,856 1,679 7,138 2,099 2,099 4,199
$ $ $ $ $ $ $ $ $ $ $
76115 5693 33,105 25,491 3,824 2,294 1,529 8,922 1,275 4,588 1,020 1,020 2,294
Figure 1A Exhibit B
Purchasing Power Fort Worth Number of Homes Income Before Taxes Average annual expenditures Food Food at home Food away from home Housing Apparel and services Transportation Health care Entertainment Personal insurance and pensions
44 |West Berry Street Revitalization Fort Worth Texas
76110 9764 $ 54,529 $ 409,964,290 $ 57,395,001 $ 32,797,143 $ 24,597,857 $ 135,288,216 $ 16,398,572 $ 69,693,929 $ 20,498,215 $ 20,498,215 $ 40,996,429
76115 5693 $ 33,105 $ 145,119,409 $ 21,767,911 $ 13,060,747 $ 8,707,165 $ 50,791,793 $ 7,255,970 $ 26,121,494 $ 5,804,776 $ 5,804,776 $ 13,060,747
Figure 1A exhibit C
Distribution % Fort Worth Fort Worth 76109 Average annual expenditures 77% 77% Food 14% 13% Food at home 8% 7% Food away from home 6% 6% Housing 33% 33% Apparel and services 4% 4% Transportation 17% 17% Health care 5% 6% Entertainment 5% 5% Personal insurance and pensions 11% 12%
76110 77% 14% 8% 6% 33% 4% 17% 5% 5% 10%
76115 77% 15% 9% 6% 35% 5% 18% 4% 4% 9%
Los Angeles 12765 56511 44197 $ 4,549 $ 2,497 $ 2,052 $ 13,037 $ 1,482 $ 5,409 $ 1,569 $ 1,530 $ 3,892
Nashville 6269 90567 50775 $ 6,722 $ 3,940 $ 2,781 $ 16,825 $ 1,815 $ 9,289 $ 3,552 $ 2,642 $ 5,548
Figure 2A exhibit A
CES Comparison Area Number of Homes Income Before Taxes Average annual expenditures Food Food at home Food away from home Housing Apparel and services Transportation Health care Entertainment Personal insurance and pensions
Fort Worth 25461 66576 54127 $ 7,312 $ 3,609 $ 2,783 $ 16,669 $ 2,065 $ 8,511 $ 3,165 $ 2,444 $ 6,198
Denton 10094 36690 28251 $3,616 $2,043 $1,610 $9,888 $1,170 $4,817 $1,978 $1,384 $3,108
West Berry Street Revitalization Fort Worth Texas | 45
Figure 2A exhibit B
Purchasing Power Trade Areas Average annual expenditures Food Food at home Food away from home Housing Apparel and services Transportation Health care Entertainment Personal insurance and pensions
Fort Worth Denton Los Angeles Nashville $ 1,106,854,450 $ 203,239,852 $ 564,174,705 $ 682,974,525 $ 186,159,671 $ 26,014,701 $ 58,065,156 $ 90,417,606 $ 103,471,529 $ 14,694,241 $ 31,870,349 $ 52,995,603 $ 82,688,141 $ 11,584,672 $ 26,194,807 $ 37,406,882 $ 457,687,165 $ 67,861,787 $ 166,417,875 $ 226,316,174 $ 56,576,622 $ 8,414,130 $ 18,918,472 $ 24,418,801 $ 235,734,261 $ 34,652,395 $ 69,044,338 $ 124,951,688 $ 75,686,110 $ 12,885,407 $ 20,034,177 $ 47,779,203 $ 67,455,590 $ 9,958,753 $ 19,532,918 $ 35,532,002 $ 152,823,415 $ 25,242,390 $ 49,681,201 $ 74,632,325
Figure 2A exhibit C
Distribution % of annual Fort Worth Denton Los Angeles Nashville expenditures Average annual expenditures 77% 77% 78% 53% Food 14% 13% 10% 10% Food at home 8% 7% 6% 6% Food away from home 6% 6% 5% 4% Housing 33% 35% 29% 26% Apparel and services 4% 4% 3% 3% Transportation 17% 17% 12% 14% Health care 5% 7% 4% 6% Entertainment 5% 5% 3% 4% Personal insurance and pensions 11% 11% 9% 9%
46 |West Berry Street Revitalization Fort Worth Texas
Figure 3A exhibit A Column1 NAICS Number of Employees Two Digit Fort Worth Forestry, Fishing, hunting, and Agriculture Support 11 2 Mining, quarrying, and oil and gas extraction 143 21 22 Utilities 77 23 Construction 1465 31 Manufacturing 2143 42 Wholesale Trade 576 44 Retail Trade 3135 48 Transportation & Warehousing 351 51 Information 279 52 Finance & Insurance 2116 53 Real Estate & Rental & Leasing 477 54 Professional, scientific, and technical services 2199 55 Management of companies and enterprises 1601 Administrative and Support and Waste Mang 56 905 and Remediation Srvs Educational services 661 61 62 Health care and social assistance 2955 71 Arts, entertainment, and recreation 1045 72 Accommodation and food services 2993 81 Other services (except public administration) 1354 99 Industries not classified 6 Total 24483
7 17 0 290 1459 304 1532 893 376 580 255 695 274
0 0 0 298 1108 479 391 180 4 80 14 56 250
0 0 0 155 56 53 273 17 452 568 349 727 183
856 92 3599 33 2767 918 2 13909
28 275 259 4 451 905 0 4265
555 1715 2320 795 1199 1123 27 10743
Figure 3A exhibit B NAICS Average Number of Employees Per Column1 Business Two Digit Fort Worth Denton Los Angeles Nashville Forestry, Fishing, hunting, and Agriculture 2.0 7.0 0.0 0.0 11 Support 21 Mining, quarrying, and oil and gas extraction 15.9 8.5 0.0 0.0 22 Utilities 25.7 0.0 0.0 0.0 23 Construction 13.7 8.5 14.9 8.2 31 Manufacturing 25.5 58.4 25.2 6.2 42 Wholesale Trade 8.7 14.5 14.1 4.8 44 Retail Trade 12.6 11.9 7.5 8.8 48 Transportation & Warehousing 18.5 111.6 12.9 8.5 51 Information 16.4 20.9 2.0 5.9 52 Finance & Insurance 13.7 7.2 6.2 10.5 53 Real Estate & Rental & Leasing 5.4 4.9 2.0 10.6 54 Professional, scientific, and technical services 12.4 6.2 4.0 5.8 Management of companies and enterprises 106.7 54.8 125.0 36.6 55 Administrative and Support and Waste Mang 56 13.5 23.8 5.6 15.9 and Remediation Srvs Educational services 31.5 8.4 55.0 122.5 61 62 Health care and social assistance 15.2 19.3 8.6 38.7 71 Arts, entertainment, and recreation 49.8 3.7 2.0 6.8 72 Accommodation and food services 19.7 22.7 17.3 23.1 81 Other services (except public administration) 9.0 9.1 25.1 13.9 99 Industries not classified 2.0 2.0 0.0 3.9
West Berry Street Revitalization Fort Worth Texas | 47
Figure 4A exhibit A Column1 NAICS Number of Businesses Two Digit Fort Worth Forestry, Fishing, hunting, and Agriculture Support 11 1 Mining, quarrying, and oil and gas extraction 9 21 22 Utilities 3 23 Construction 107 31 Manufacturing 84 42 Wholesale Trade 66 44 Retail Trade 249 48 Transportation & Warehousing 19 51 Information 17 52 Finance & Insurance 154 53 Real Estate & Rental & Leasing 88 54 Professional, scientific, and technical services 177 55 Management of companies and enterprises 15 Administrative and Support and Waste Mang 56 67 and Remediation Srvs Educational services 21 61 62 Health care and social assistance 195 71 Arts, entertainment, and recreation 21 72 Accommodation and food services 152 81 Other services (except public administration) 150 99 Industries not classified 3 Total 1598
1 2 0 34 25 21 129 8 18 81 52 112 5
0 0 0 20 44 34 52 14 2 13 7 14 2
0 0 0 19 9 11 31 2 76 54 33 125 5
36 11 186 9 122 101 1 954
5 5 30 2 26 36 0 306
35 14 60 117 52 81 7 731
0.1% 0.2% 0.0% 3.6% 2.6% 2.2% 13.5% 0.8% 1.9% 8.5% 5.5% 11.7% 0.5%
0.0% 0.0% 0.0% 6.5% 14.4% 11.1% 17.0% 4.6% 0.7% 4.2% 2.3% 4.6% 0.7%
0.0% 0.0% 0.0% 2.6% 1.2% 1.5% 4.2% 0.3% 10.4% 7.4% 4.5% 17.1% 0.7%
3.8% 1.2% 19.5% 0.9% 12.8% 10.6% 0.1%
1.6% 1.6% 9.8% 0.7% 8.5% 11.8% 0.0%
4.8% 1.9% 8.2% 16.0% 7.1% 11.1% 1.0%
Figure 4A exhibit B NAICS Percent of Businesses Per Category Column1 Two Digit Fort Worth Forestry, Fishing, hunting, and Agriculture 0.1% 11 Support 21 Mining, quarrying, and oil and gas extraction 0.6% 22 Utilities 0.2% 23 Construction 6.7% 31 Manufacturing 5.3% 42 Wholesale Trade 4.1% 44 Retail Trade 15.6% 48 Transportation & Warehousing 1.2% 51 Information 1.1% 52 Finance & Insurance 9.6% 53 Real Estate & Rental & Leasing 5.5% 54 Professional, scientific, and technical services 11.1% Management of companies and enterprises 0.9% 55 Administrative and Support and Waste Mang 56 4.2% and Remediation Srvs 61 Educational services 1.3% 62 Health care and social assistance 12.2% 71 Arts, entertainment, and recreation 1.3% 72 Accommodation and food services 9.5% 81 Other services (except public administration) 9.4% 99 Industries not classified 0.2%
48 |West Berry Street Revitalization Fort Worth Texas
Figure 5A # of Business 1598
% of Businesses
447110 Gasoline stations with convenience stores 524210 Insurance agencies and brokerages
531210 541110 541211 561730
Offices of real estate agents and brokers Offices of lawyers Offices of certified public accountants Landscaping services Offices of physicians (except mental health 621111 specialists) 621210 Offices of dentists 722110 Full-service restaurants
22 29 19 19
1.4% 1.8% 1.2% 1.2%
65 59 65
4.1% 3.7% 4.1%
722211 Limited-service restaurants 812310 Coin-operated laundries and drycleaners Denton 447110 Gasoline stations with convenience stores 522110 Commercial banking 524210 Insurance agencies and brokerages 541110 Offices of lawyers Offices of physicians (except mental health 621111 specialists) 621210 Offices of dentists 722110 Full-service restaurants
58 6 954 14 16 30 54
82 21 42
8.6% 2.2% 4.4%
722211 Limited-service restaurants 812112 Beauty salons 813110 Religious organizations Los Angeles Women's, girls', and infants' cut and sew 315212 apparel contractors Supermarkets and other grocery (except 445110 convenience) stores 621210 Offices of dentists
47 17 20 306
4.9% 1.8% 2.1%
Business Mix Six Digit Fort Worth Supermarkets and other grocery (except 445110 convenience) stores
722110 Full-service restaurants
1.5% 1.7% 3.1% 5.7%
West Berry Street Revitalization Fort Worth Texas | 49
722211 Limited-service restaurants 811111 General automotive repair 813110 Religious organizations Nashville 512230 Music publishers 524210 Insurance agencies and brokerages 541110 Offices of lawyers 541310 Architectural services 621210 Offices of dentists 711130 Musical groups and artists 711410 Agents and managers for public figures 711510 Independent artists, writers, and performers 722110 Full-service restaurants 813110 Religious organizations
13 7 7 731 28 22 28 17 20 50 30 26 15 19
4.2% 2.3% 2.3% 3.8% 3.0% 3.8% 2.3% 2.7% 6.8% 4.1% 3.6% 2.1% 2.6%
Figure 6A Column1 52---522110 522120 522130 522291 522292
Fort Worth Finance and insurance Commercial banking Savings institutions Credit unions Consumer lending Real estate credit All other nondepository credit 522298 intermediation 522310 Mortgage and nonmortgage loan brokers 522320 Financial transaction processing and clearing Other activities related to credit 522390 intermediation 523110 Investment banking and securities dealing 523120 Securities brokerage 523140 Commodity contracts brokerage 523910 Miscellaneous intermediation 523920 Portfolio management 523930 Investment advice 523991 Trust, fiduciary, and custody activities 524113 Direct life insurance carriers 524114 Direct health and medical insurance carriers Direct property and casualty insurance 524126 carriers 524127 Direct title insurance carriers 524210 Insurance agencies and brokerages 524291 Claims adjusting Third party administration of insurance and 524292 pension funds
50 |West Berry Street Revitalization Fort Worth Texas
Total 154 15 3 2 12 8
'1-4' 90 3 0 1 9 1
'5-9' 36 5 1 1 3 1
'10-19' 13 4 1 0 0 2
'20-49' 9 2 0 0 0 2
'50-99' 4 1 1 0 0 0
'100-249' 1 0 0 0 0 0
'500-999' 1 0 0 0 0 0
6 2 16 1 8 4 7 1 4
5 0 14 1 8 2 7 1 2
0 1 1 0 0 1 0 0 0
0 0 0 0 0 0 0 0 0
0 0 1 0 0 1 0 0 1
0 0 0 0 0 0 0 0 1
1 0 0 0 0 0 0 0 0
0 1 0 0 0 0 0 0 0
2 3 41 1
1 0 26 0
1 2 13 1
0 1 3 0
0 0 1 0
0 0 0 0
0 0 0 0
0 0 0 0
424810 551114 561422 561510 561720 621340 623311 813110 813211 325414 332913 423910 551112 611710 611310 622110 611110 622310 524210 531210 551114 561320 813110
Beer and ale merchant wholesalers Corporate, subsidiary, and regional managing offices Telemarketing bureaus and other contact centers Travel agencies Janitorial services Offices of specialty therapists Continuing care retirement communities Religious organizations Los Angeles Grantmaking foundations Biological product (except diagnostic) manufacturing Plumbing fixture fitting and trim manufacturing Sporting and recreational goods and supplies merchant wholesalers Offices of other holding companies Educational support services Nashville Colleges, universities, and professional schools General medical and surgical hospitals Elementary and secondary schools Specialty (except psychiatric and substance abuse) hospitals Insurance agencies and brokerages Offices of real estate agents and brokers Corporate, subsidiary, and regional managing offices Temporary help services Religious organizations
'100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249'
1 1 1 1 1 1 1 1
500-999' '500-999' '100-249' '100-249' '100-249' '100-249'
1 1 1 1 1 1
'1000 or more' '1000 or more' '250-499' '250-499' '100-249' '100-249' '100-249' '100-249' '100-249'
1 1 1 1 1 1 1 1 1
West Berry Street Revitalization Fort Worth Texas | 51
Figure 7A Major Employers
523110 712130 333613 541330 541910 551114 611110 621910 445110 623110 221210 238120 238310 311511 326160 332999 337212 444110 522390 561450 621399 621610 622310 623311 713910 722110 722310 813110 336120 488119 622110 339911 622210 623110 445110 311211
Fort Worth Investment banking and securities dealing Zoos and botanical gardens Mechanical power transmission equipment manufacturing Engineering services Marketing research and public opinion polling Corporate, subsidiary, and regional managing offices Elementary and secondary schools Ambulance services Supermarkets and other grocery (except convenience) stores Nursing care facilities Natural gas distribution Structural steel and precast concrete contractors Drywall and insulation contractors Fluid milk manufacturing Plastics bottle manufacturing All other miscellaneous fabricated metal product manufacturing Custom architectural woodwork and millwork manufacturing Home centers Other activities related to credit intermediation Credit bureaus Offices of all other miscellaneous health practitioners Home health care services Specialty (except psychiatric and substance abuse) hospitals Continuing care retirement communities Golf courses and country clubs Full-service restaurants Food service contractors Religious organizations Denton Heavy duty truck manufacturing Other airport operations General medical and surgical hospitals Jewelry (except costume) manufacturing Psychiatric and substance abuse hospitals Nursing care facilities Supermarkets and other grocery (except convenience) stores Flour milling
52 |West Berry Street Revitalization Fort Worth Texas
Employment Size '500-999' '500-999' '250-499' '250-499' '250-499' 250-499' '250-499' '250-499' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249' '100-249'
Count 1 1 1 1 1 2 1 1 4 2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
'500-999' '500-999' '500-999' '250-499' '250-499' '100-249' '100-249' '100-249'
1 1 1 1 1 3 2 1
Published on May 1, 2013
Published on May 1, 2013
Graduate School Project - Designed and produced report layout. Created infographics using Adobe Ilustrator, and contributed largely to narra...