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If you can drealll it, you can do it. Walt Disney

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T here are many meanings for the concept of Business Development in Delphi. Downtown

revitalization, retail development, economic localization, niche marketing, job growth, retention/ expansion, and industrial development. These businesses can range from home-based "cottage industries" to major corporations; from local retail to regional markets; and from restaurants to health clubs. Based on the comments we received from local business people, local citizens and our observations there are several issues which must be addressed, and opportunities explored, for local businesses to develop and prosper:

• expansion and retention of existing businesses

• infrastructure development (including parking)

• image enhancement • marketing strategy • localization • diversification of the local market • specialization of external

marketing (niche markets) • recruitment of compatible new

businesses

Delphi offers a unique marketplace and business development opportunity. Delphi's business development strategy should focus on expansion and retention of existing businesses and in recruiting compatible new businesses. It should not try to compete with neighboring cities for major industrial and commercial development.

The Delphi business community must identify and prioritize "doable" and "visible" projects that will serve to build business momentum. These projects then act as catalysts for further development. Not only does this establish a strong foundation for community investment, but also enhances community awareness and pride.

These catalyst projects should challenge local entrepreneurs to invest in their properties, businesses and community.

Throughout this document we have identified several potential catalyst

On the next page is a summary of the communities assets and challenges as they apply to Business Development. It should be noted that this study will direct its primary attention to downtown revitalization. The other pages of this section offer some ideas and strategies for local business development/downtown revitalization, and how it might look:

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Asset s:

• quality inventory of historic structures

• downtown buildings are structurally sound

• facades in downtown area reflect historic character

• high customer traffic downtown • well defined small town character • strong agricultural base • little sprawl of businesses • increase in tourism • availabili ty of developable space

in downtown and surrounding area

• most propertylbusiness owners w illing to be involved in the revitalization program

• close proximity to major highway corridors

• close proximity to markets

C h allenges:

• there is a perceived problem with parking in the downtown

• upper stories of most structures in the downtown are not occupied

• residents often shop out of town for items that can be purchased in Delphi

• businesses have difficulty competing with pricing and diversity of products available in neighboring communities (Lafayette)

• inconvenient shopping hours • need fo r formal group recruiting n~w businesses

• need fo r fonnal group focusing on developing/enhancing existing business

• the Hoosier Heartland Highway may draw new business development away from the downtown or change the dominant use of the downtown structures

• limited cooperative efforts between businesses

• high volume of truck traffic in downtown

R ecoIWlllcn da tions:

• help local entrepreneurs and small business s tarts

• provide local support for existing businesses to expand

• increase diversity of products and services being sold

• develop a focus that will guide the type of business growth in the downtown

• encourage adaptive reuse of upper stories

• build from the existing businesses bases (agriculture, pork processors, local artisans, antiques, etc.)

• businesses must develop cooperative marketing programs

• extend business hours • do market survey of local

customers • prioritize programs and projects • identify and implement catalyst

projects • restructure the parking system in

the downtown area

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R~coll1lomic Loca[izatioll1l

M any communities direct their primary business development activities at recruiting new

businesses. A more successful business development strategy for Delphi should direct much of its economic development energy on supporting the retention and expansion of existing businesses. Several local businesspersons mentioned their frustration that the various economic development related programs and financial institutions in Delphi offered much greater support to new, non-local businesses that they did locally owned businesses. In order to "plug the leaks" of money in the local economic "bucket," focusing business development from the inside-out should be the highest priority in Delphi and Carroll County.

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X-n an effort to provide support for local

I I entrepreneurs and new business starts we recommend the development of a local small business incubation program. This can include a traditional small business incubator to support light ind ustrial and service businesses, a retail/ commercial "incubator" in empty storefronts in the downtown area (both local market and niche market businessE's), and lor a "cottage ind ustry" incubation program to support decentralized businesses in the Delphi area.

The goal of this incubation program is to provide "necessary" elements to start-up businesses in order to reduce the risk of the businesses failure within the first few of business development.

These support services can be provided at, or below market rates . This program can be administered by a local not-for-profit organization, the city, the Chamber of Commerce, or even the local schools with direction by a local board of directors. The program can be associated with the Delplli Community Business Resource Center described earlier

Every business is different and for this reason each businesses "necessary" elements will be different. They may include:

• below market rate rent • accountingllegal services • networking (marketing,

purchasing, and business support) • financial planning service • revolving loan fund or other local

financial support system , • shared resources (Le. copy

machine, fax, phones) • clerical support • computing support • workforce/skill development • business counseling (including a

local chapter of S.C.O.R.E. (Service Corps of Retired Executives)

• inclusion in local marketing! promotional activities

• Wabash Valley Artisan's Guild

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o tep 1 The Delphi Community Progress Committee, working in conjunction w ith the local Chamber of Commerce, Merchants Association and the Delphi Economic Development office should identify and establish a Delphi Incubation Task Force. These persons should represent a b road cross section of the Delphi business community, City officials, related organizations.

o Step 2 A Delphi Incubation Roundtable could be held to focus input into the development and direction of the incubator and Delphi Community Bllsiness ResollfU Cettter

o Step 3 The Delphi Incubation Task Force should establish a clear mission statement, goals and policies fo r the incubation program.

o Step 4 The Delphi Incubation Task Force should clearly define the parameters of the incubation program and determine the type of businesses the incubator is to attract, and determine the kind of services/programs the incubator will provide. This determination should be very parallel with the ''business theme" which is discussed later in this chapter.

o tep 5 Establish dear policies for cost of services (a sliding scale of rates is usually the most effective) and a" .lduation policy."

o Step 6 Identify one or more vacant facili I s that would be conducive for housing such business activity. Th ' facility should be brought up to a high standard and serve as a model for other local businesses.

a Step 7 Parallel with step 4 and 5, advertise and promote the program regionally and locally. The best way to do this should be determined according to the type of business trying to be attracted.

o Step 8 Initiate the incubation program.

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A critical component of downtown _ revitalization is the creation of

downtown activities. Downtown businesses depend on high pedestrian traffic. Therefore, programs and activities that attract large numbers of people to the area will enliven the area, generate excitement, activity and business. Building on the strong agricultural heritage of Delphi and Carroll County there is an opportunity to establish a local Fanners' / Artists' Minket on the courthouse square in Delphi. This would include area farmers, gardeners and craftspeople / artisans in to the downtown revitalization effort.

Based on participant suggestions and comments, the charrette team recommends the development of a Farmers' / Artists' Market. This would provide a great opportunity to utilize existing parking space downtown during the off-peak demand hours. It would also generate significant downtown pedestrian traffic, and provides local "gardeners" and artisans with a viable market for their wares.

The bank parking lot on the northeast comer of the courthouse square is a perfect space for such an activity to take place. As seen in the graphic to the right, the space can be used for parking during regular business hours. On weekends, the space can be transformed into an open air marketplace. The space is strategically

located adjacent to the courthouse square allowing visitors to pass by many other businesses on their way to the market.

The canopy structure suggested in the drawing could be constructed at a later time. The canopy would provide protection from the elements, serve as a visual amenity and lend itself to being a landmark/identity element for downtown.

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o Step 1 Organize a Farmers/Artists Market Task Force. This task force should include representatives from the: a. Delphi City Council b. Carroll County Council c. Chamber of Commerce d. Downtown Business Association e. Wabash Valley Artisans' Guild f. area farmers g. Purdue Cooperative Extension Office

o Step 2 A Delphi Farmers/ Artists Market Roundtable could be held to focus input into the development and direction of the market and related activities

o Step 3

o Step 4

o StepS

o Step 6

o Step 7

Establish schedules, policies, vendor guidelines, a marketing strategy, etc. It is recommended that the vendors pay a flat rate booth/stall fee plus 1 % of their daily gross receipts to support marketing and maintenance activities Create and implement a survey to determine the following: a. Which farmeNI rtisans would be willing to

participate b. Would the fam ters be willing to kick in 1% of their

sales each day cover the costs of a newsletter or advertising?

c. What types of p bducts would they be able to provide?

d. What would be the best times for them to participate?

Coordinate market dates with other downtown and community activities Schedule and promote the market events

Evaluate the process and results

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DOWN1['OVVN REVJITAlLKZKfKON ~ §pecianizeJ. RetaiVNiche Market 1:- - -

T o capitalize on their unique historical and cultural heritage and close proximity to several large

markets, downtown Delphi needs to bring focus to its commercial/ retail market. The businesses in the downtown area have a great opportunity to carve out a specialized niche in the commercial marketplace.

There are two basic commercial/retail issues that can be identified in the Delphi area:

• the provision of 10('al bas ic goods and services

• the need to establish specialty retail/niche market for a larger market

Local residents must be able to find basic goods and services locally. While many local establishments can not compete with the larger market businesses in nearby Lafayette, there is a distinct need for many goods and services to be made available locally.

Many of the local residents suggested that they would support local businesses that offer:

• convenient (evening and w eekend) hours

• quality basjc goods (groceries, hardware, drug store, basic clothiri.g, etc. at a reasonable price)

• local restaurants

These businesses should be located near downtown. Encourage specialty /niche market businesses to locate around the courthouse square to create a "critical mass" of like businesses.

The primary focus of commercial development in Delphi, especially downtown, should be on specialty retail: those goods and services that are not generally available in the larger market areas, and that serve a specialized market niche.

Delphi has the opportunity to take advantage of its location and its unique cultural and architectural heritage and its small town charm to establish such a niche market. This involves identifying and developing a unique "theme" for the community marketing effort.

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It is recommended that downtown Delphi focus its revitalization efforts around a theme of arts/ crafts and antiques.

The success of this endeavor is dependent on a coordinated effort by the entire Delphi community, especially the downtown merchants. Key components of the program include:

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• coordinated marketing/ promotional campaign

• development and implementation of a small business incubation program

• centralized business resource center/program and visitor center

• facade enha!lCement program • inclusion of restaurants • establish design and signage

guidelines for downtown buildings

• develop a streetscape enhancement program

• establish a "no vacant storefront program"

• redevelop upper floors for studjos, office and/or residential uses

• develop and distribute a directoryl map of local businesses

• encourage the local development of bed & breakfast inns in Delphi and the surrounding area

• develop a map/directory of local artisans studios in the downtown area and surrounding area

• coordinate marketing/promotional activity with local festivals and events

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A n important aspect of the Delphi downtown revitalization program is the maintenance and

enhancement of the architectural character. It is essential that these buildings be maintained as close to their original character as possible. This will involve significant reinvestment in some cases. It is important that this be considered an investment. It is critical, however, that the character be maintained, as this is one of the primary assets that provides downtown Delphi with its unique character and therefore its competitive market advantage.

Local financial support, and other incentives, should be made available to ensure participation in the revitalization effort.

• revolving loan fund • tax abatement • special aSsessment district • technical assistance for

maintenance and enhancement of historic structures

• facade easement programs

In addition to building and facade enhancement, a "no vacant storefront" program should be encouraged. Poorly maintained buildings and vacant storefronts do not suggest a thriving business center. A complete, well maintained and attractive commercial district will attract patrons. If any storefronts are temporarily empty the other area merchants should provide window dressing and displays to provide the appearance of an active business.

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T he upper floors of the downtown buildings provide a unique opportunity for redevelopment.

These spaces can serve as:

• artist's studios/galleries • business incubator • general office space • offices/meeting rooms for local

organizations • banquet facilities • community center • performance/theater spaces • loft/studio apartments • elderly housing • bed & breakfasUhotel • storage

TI1e utilization of these spaces will increase the density of activities and business in the downtown areas. it will also provide additional revenue for the property owners, establish a "captive market," and increase vitali ty.

Accessibility for persons with disabilities can be provided through common elevators which allow access to multiple buildings through linked upper floor walkways .

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1:-DOWNTOWl"\J REVJ[TAIJZATliON ... Downtown PaJrlkJill1lg

P arking is currently not a serious issue in the downtown are, but as the downtown revitalization effort

brings new businesses, residents and customers to the downtown area, the issue will become one of serious concern.

We recommend that because of the potential significance of this issue in the revitalization effort, that downtown parking be the first issue addressed in a Delphi Community Roundtable.

Some of the recommendations to be considered in addressing downtown parking include:

• revert to angl~d parking on the west, north and east sIdes of the courthouse square

• enforcement of existing parking ordinances

• developmentJimprovement of parking areas behind the courthouse square buildings

• developmentJenhancement of the parking lot on the northwest comer of the cowthouse square

• strongly encourage store owneTS and other building tenants to park behind the buildings (off the courthouse sq uare)