Mitchell Vision Plan

Introduction

Down town Mitchell. Photo by: Jeff Leuenberger

In Mitchell, economic development is identified as one of the most important issues. In the meetings conducted by the Mitchell Vision Plan Committee, some of the residents of Mitchell pointed out that something needs to be done about the city’s low graduate retention and scarce job opportunities. This section will provide information and strategy suggestions for increasing job opportunity, diversifying the job base, graduation retention, diversifying retail, the attraction of new businesses and the retention of old ones, recommendations toward the formation of organizations to stimulate a wider base and better quality of housing options, and recommendations for commercial and retail development of corridors.

Community Economic Development Organization

Community economic development organizations can be a useful tool for communities.  Development organizations are most commonly used for attracting new businesses, retaining the current ones, improving housing, creating affordable housing, and work development initiatives.  The most common types of economic development organizations are Community Development Corporations (CDC) and Local Economic Development Organizations (LEDO).

The formation of these organizations can be done formally or informally.  Creating Coordinating Councils is an informal technique.  These councils would be made up of community leaders from the churches, local businesses, schools, financial institutions, Chamber of Commerce, local government, and leaders from any other prominent organizations in the community.  Within this council an executive committee would be formed.  This committee would consist of a chair, secretary, treasurer, public relations committee, and chairs for each subcommittee.

Community economic development organizations are usually not funded locally, using only funds acquired through grants from organizations such as the Local Initiatives Support Corporation (LISC, www.lisc.org) or through donations.  This means that the committee members are usually volunteers with specific interest in the vitality or growth of the community.  These organizations usually qualify for tax exempt status, but will need to hire an Executive Director to handle the day-to-day activities and to fulfill the goals, objectives, and policies of the Board of Directors or commission.

Using community members to create one of these organizations in Mitchell would benefit the whole county.  The organizations would be especially useful in Mitchell to rehabilitate housing, make housing more affordable, or to provide a link between businesses.  The link established between businesses could be vital in attracting new businesses, especially to the downtown area or the developing corridors.

Tax Incentives

Currently Mitchell has several initiatives to encourage growth by way of taxation.  Mitchell has an Economic Development Income Tax (EDIT) in place, which places a tax on income and can be used for economic development projects.  Recently, the city organized a Redevelopment Commission, which has approved a Tax Increment Financing District (TIF) to fund the Hamilton Boulevard corridor.  This new district will allocate increases in property taxes, due to development, to development issues instead of normal uses for property taxes.  Another tax incentive used is the Mitchell Urban Enterprise Zone, which encompasses the entire city.  Businesses inside an enterprise zone can apply for tax abatements, credits, and exemptions.  The Mitchell Urban Enterprise Zone was created in 2001 and will not have to re-qualify until 2011.

These tax incentives already in place are vital to the city's growth.  Any other tax incentives might reduce efficiency of the local government and the overall income, which would reduce the importance of the new businesses in the city.

Focused Business Development

Mitchell has access to specific resources that could the cornerstone of focused business development.  By capitalizing on these resources, Mitchell could target the attraction of certain types of businesses or entrepreneurs to the city.

Local Woodworking Business

One example of focused business development within Mitchell would be the attraction of a woodworking industry to the city.  With the large number of sawmills in the area (twelve within 25 miles of Mitchell), this would be a convenient market to break into.

In the immediate vicinity of 25 miles, there are only four current woodworking businesses.  Two of these businesses are located in Bedford, one in Paoli, and another in Springfield, and they all appear to be involved in custom furniture.  There are currently no woodworking businesses listed in Mitchell; however there are two sawmills within the city: Adkins Sawmill Inc. and Fibertech.  If these sawmills could work together with new woodworking businesses in Mitchell, the economic base of the city would be strengthened by the containment of local profits within the community, and the reinvestment of this money into other local businesses.

Business Incubator

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Business Incubators are physical facilities that provide new firms with the supportive network necessary to increase their probability of survival during the crucial early years when firms are most vulnerable. Incubators are one way of building on the new businesses’ energy while cushioning the demands that new businesses do not have-- especially working capital. Business incubators generally stimulate a local economy and support a growing commercial sector.

Goal

Stimulate economic development through a business incubator.

Recommendations

• Provide informational programs to local businesses.
• Teach classes that explain the market structure and how to run a business
• Offer a CDFI (Community Development Financial Institution) so that businesses can grow with ease.
• Utilize a vacant building downtown for the incubator or create a "wall-less" incubator which operates in conjunction with community organizations or schools
• Encourage the re-use of vacant industrial buildings or utilize spec building in the proposed industrial park to stimulate development within it
• Offer classes in industrial training and skills

Tourism-Oriented Development

South-Central Indiana is host to a vast array of tourism destinations, however very few communities have developed industries to capitalize on this tourism.  By being adjacent to Spring Mill State Park (which brings in almost one million visitors annually) and along the way to the French Lick Casino, Patoka Lake, Marengo Cave, and many other tourist destinations, Mitchell is in an excellent position to develop a new tourism support industry.  Through restaurants, hotels, and stores which cater to the needs of tourists, Mitchell could open up a new industry which could help provide new jobs and diversify the tax base.  These businesses would also benefit from local events such as the Persimmon Festival, the upcoming soccer program in Mitchell, and other area activities.

Goal

Establish a tourism support industry in Mitchell.

Recommendations

See Also

Main Street Program Corridor Development Signage Standards

• Establish gateways into Mitchell
• Adopt three different signage control for the SR 37 commercial corridor, Main Street, and the SR 60 corridor
• Advertise Mitchell at tourism locations throughout Central and Southern Indiana
• Encourage development of tourism support businesses along SR 37
• Utilize a Main Street Approach in downtown Mitchell

Commercial Development

Commercial activity can do wonders to revitalize a downtown by drawing in new customers and retaining the current population of consumers. Important to each aspect of promoting infill and new development are the initial steps taken to attract new business. A new promotion plan would include an increase in advertising of available property downtown.  Incentives to relocate in Mitchell, such as the quality of life, should be promoted in nearby communities.  Once new business is established and downtown activity is increased, signage into Mitchell should be improved along all gateways into downtown to attract passers-by.

Goal

Encourage commercial activity along Main Street.

Recommendations

• Advertise all available property
• Promote quality of life
• Designate and advertise incentives to locate in Mitchell
• Encourage diverse uses of all downtown property, while reserving ground floors for commercial use
• Make Main Street more pedestrian friendly to encourage shopping
• Improve signage along all gateways into Mitchell
• Focus on development of specialty stores

Corridor Development

Goal

Encourage growth of commercial activity along major corridors.

Recommendations

• Promote growth of businesses and commercial activity that will support the traffic on these corridors, focus on restaurants (sit down and fan food), quick shop stops, hotels, and some retail businesses
• Establish a new visitor center on Main Street near State Road 32
• Establish growth guidelines in zoning ordinance and comprehensive plan to guide growth in a positive way for the community.  Also apply vegetation guidelines.
• Enhance the gateways to Mitchell (see circulation and access section)
• State Road 60 should have a more rural development scheme with a few restaurants and hotels to cater to Spring Mill State Park visitors
• Create a corridor management plan that will address commercial signage, building construction, and land use, right of ways, entrances, and guidelines