A market survey commissioned by the town of Durham, in part, concludes there is the potential to enhance the town with 25,000 to 30,000 square feet of new markets.
In that regard, Town Administrator Todd Selig told Foster's Daily Democrat: "What the market analysis concluded is the additional square footage should focus on the noncollege population."
The problem for Selig and the town as a whole is where to build that square footage.
One reason many move to Durham is its ambience — that small town feel, nestled in the trees next to the prestigious University of New Hampshire. That is, until the tax bill comes.
Durham has long been a community divided when it comes to growing its business community. Sure, the nonstudent population would like more services directed at them. But when push comes to shove, neither the town nor its residents are willing to rezone much to accommodate the growth.
Take for example the Route 108 corridor coming in from Dover. "No, that would spoil Durham's gateway," is the response.
What about the once available Mill Pond Center? No, the reasons are more than myriad.
Beyond where to put such businesses is finding those willing to forgo their profits from students and instead depend on "locals" who are available year-round.
The truth is that businesses which tend to thrive in downtown Durham, for the most part, cater to students.
Over the years, storefront businesses as a whole that locate in Durham weed themselves out. They come and go until one or two finds a niche that keeps them going year round, usually driven by profits made off students. The more successful find these profits so great they can stick it out during the slow months when students are away.
There are some exceptions, such as Durham Marketplace, which has a uniquely blended clientele of students and locals.
Another informative portion of the marketing study is the section which discusses home prices.
As Foster's Daily Democrat reported Monday: Even with the state of the economy, the median annual sales price of a single family home in Durham has increased 15 percent over the last two years. To meet the average housing costs, the report suggests a resident must make an average of $48 an hour, or about $100,000 annually.
Yes, you read correctly — "increased" when the markets throughout the rest of the region have been tanking.
That by itself should give local planners a sense of what they are up against. Durham attracts homeowners who, for the most part, can afford to live in the town — at least when they arrive.
The logical conclusion then is they probably don't want to change the town much by rezoning large parcels in easily accessible areas for storefront development.
Admittedly that attitude has changed a bit over time as more and more longtime residents have started to feel the bite of Durham's high tax rate, driven in large part by the Oyster River Cooperative School District.
Before Durham spends any more time and energy implementing the market study, the council should simply ask residents if they are willing to compromise on the aesthetics that brought them to town for a lower tax rate and more services aimed at them.
Based on the town's history, it's a long shot enough residents will say yes, but it's still worth asking.
In regards to the real estate prices, 15% increase over the past two years. Where does this figure come from, how is it compiled?
ReplyDeleteIn watching the market closely the past two years, I have seen houses sell for less than asking price frequently. Very rarely above asking price. Most owners feel that their homes would not sell for what they purchased them for several years ago.
So, are the foreclosures/short sales included in that figure? Are the high priced homes along Durham Point Rd, for example, that sell $1 million+ [or near] figured into that percentage?
ChrisAnn and everyone,
ReplyDeleteYou can read the housing section and the whole report, downloadable here:
http://ci.durham.nh.us/generalpdfs/Town-Wide%20Market%20Study%20FINAL.pdf
As chair of Durham's Economic Development Committee, I'd like to comment on Fosters assertion that "The truth is that businesses which tend to thrive in downtown Durham, for the most part, cater to students. "
Many of us involved with economic development in Durham, including several long-standing business owners and observers, would say that this is exactly wrong and not supported by the evidence we've collected recently.
Retail & restaurants that cater to adults capture a 12 month market, vs the 7 month market that students provide. These establishments are also more stable in bad economic times, when the disposable income of the average student declines from small to tiny (and estimated somewhere in the $240 a month range, while Durham households are in the $47k annual range. Be sure to read the report to understand the definition of "disposable income" before slamming that number.)
To put a point on it, witness recent changes on Jenkins Court and see if Fosters' conclusion sticks. Wings Your Way closed most days in summer 2009, and recently shuttered for good. Across the street, a family-friendly and resident-oriented soup shop, What a Crock Homemade Soups, opened last month and is thriving. Open Mon-Sat 11-7.)
We encourage all Durham residents to read this important report and understand that a downtown that serves all of Durham, including students, is our economic future.
Tom Elliott
Chair, Durham EDC
Thank you Tom, will definately read.
ReplyDeleteNote: I meant to write 2010, not 2009, in the sentence about Wings Your Way.
ReplyDeleteComment from Foster's website:
ReplyDeleteRight subject, wrong conclusions
Editors,
Your recent coverage of Durham's Market Analysis was welcomed, as there are many interesting stories found within its covers. (Find the report in full on our town website, ci.durham.nh.us)
Your editorial conclusions, however, were way off. First, your headline and opening to the story would lead the casual reader to believe that the report concludes "limitations" on our economic potential, when in fact it provides great detail into many opportunities for growth and change. Your story is surprisingly negative, misleading, and unfortunate, given the many positive opportunities the report highlights.
Your editorial similarly gets it wrong. Specifically, you assert that "the truth is that businesses which tend to thrive in downtown Durham, for the most part, cater to students. "
Many of us involved with economic development in Durham, including several long-standing business owners and observers, would say that this is exactly wrong and not supported by the evidence we've collected recently.
Retail & restaurants that cater to adults capture a 12 month market, vs the 7 month market that students provide. These establishments are also more stable in bad economic times, when the disposable income of the average student declines from small to tiny (and estimated somewhere in the $240 a month range, while Durham households are in the $47k annual range. Be sure to read the report to understand the definition of "disposable income" before slamming that number.)
To put a point on it, witness recent changes on Jenkins Court and see if Fosters' conclusion sticks. Wings Your Way closed most days in summer 2009, and recently shuttered for good. Across the street, a family-friendly and resident-oriented soup shop, What a Crock Homemade Soups, opened last month and is thriving. Open Mon-Sat 11-7.)
Coverage of our efforts to revitalize Durham is welcome and appreciated. You might work a little harder to take a more fact-based and well-rounded editorial view, rather than simply jump down into the standard narrative rut this paper so often takes about our progressive, growing, and business-friendly community.
Tom Elliott
Chair, Durham Economic Development Committee
###
-- Posted by Tom Elliott on Fri, Apr 29, 2011, 4:56 pm EST
Comment from Foster's site
ReplyDeleteAre we really closing in on the end???
Excellent information in your response, casts a whole different light on the report than what Foster's has opined. Unfortunately the editorial page of this paper has suffered as well as the news pages as Fosters struggles to stay open. Remember, after the editorial department was purged of long standing writers that had a strong understanding of the nuances of the communities covered by the paper, the last man standing was a sports page editor. And quite frankly if the editorial page writer continues to base opinion solely by reading many of the poorly written stories of his revolving door of green reporters, I guess it's no wonder he is so often wrong or misinformed in the opinions he forms. I wish Foster's well but I have sadly come to the conclusion that the wake for this once great family paper is not too far around the corner. Unfortunately many former subscribers have also long since come to that conclusion!
-- Posted by Matt Gaye on Fri, Apr 29, 2011, 5:35 pm EST
Comment from Foster's site
ReplyDeletequestions still remain
From the editorial page editor
Over the last 40 years there have been those who contend what is being argued for in the report and in the response to our editorial. But when push comes to shove the welcome mat stays small as noted in the editorial. If a year from now that welcome mat expands considerably Foster's will gladly eat crow.
As for comments about the quality, Foster's was named the best small daily in New England. To earn that honor Foster's was cited for its editorial writing, photography, and news reporting. Beyond that Foster's continues to receive and publish a record number of letters to the editor and commentaries (thousands) - including from those who disagree with us. One letter writer recently suggested Foster's now publishes more that any other newspaper in the state. We think he is may be correct.
-- Posted by Buzz Responds: on Fri, Apr 29, 2011, 9:07 pm EST
Comment from Foster's Site:
ReplyDeleteWho's business plan is truly flawed?
Truth be told Buzz, the awards you cite are not bestowed upon the paper by an independent third party, or even the most important judges of record...the readers. These awards are "inside baseball" and in many cases the judges are actually employees of Foster's itself! The real measure of a paper is it's circulation and the ability to deliver a quality product reliably. Of course it is no secret that Foster's has shrunk in size,advertisers and drastically in circulation and over the past year has struggled on a number of times to even get the printed product delivered to it's customers. And while Foster's has always been known for it's revolving door personna when it comes to retaining quality reporters, the last few years of constantly rotating and inexperienced reporters has taken a significant toll on the paper's ability to deliver timely and accurate news. In short if you feel the continued need to criticize the business plan being formulated in Durham then be prepared to be criticized yourself for the flawed business plan that is Foster's Daily Democrat!
-- Posted by Matt Gaye on Sat, Apr 30, 2011, 7:22 am EST
In the public comments at the last council meeting regarding expanding commercial area, where is the Rte 40 that Mr. Spidel referenced in his drive with Mr. Brackett?
ReplyDelete