ALSO IN THIS ISSUE LANCASTER, OH • NIAGARA FALLS, NY • SUNRISE SCHOOL DIVISION AUG 2025 VOL 06 BUSINESS VIEW CIVIL & MUNICIPAL WENATCHEE, WA HOW A SMALL WASHINGTON CITY REWROTE ITS RULES OF ECONOMIC DEVELOPMENT KI Prepare for Take Off Pg. 269 Hudson Vally Plastics Superb Attention to Detail Pg. 72 BNR Driven by Results. Pg. 63 GOCal A Bright Line into the Future Pg. 185 Weidner Apartment Homes Re-imagine Your Idea of Apartment Living Pg. 209
WWW.BUSINESSVIEWMAGAZINE.COM Email for all inquiries: info@businessviewmagazine.com 2422 Palm Ridge Road, Suite 820 Sanibel FL, 33957 239.220.5554 CONTACT US TITLE SPONSORS GREAT NEWS! Business View Publishing was named to the 2020 Inc. 5000 list of America’s Fastest-Growing Private Companies! Read the press release Editor in Chief Karen Surca Research Directors Paul Payne Brendan McElroy Thomas Hiley Chad Loveless Jessica Zaneis Dylan Tenbrink Clementine Walton Caroline Verner Javier Robles Contributing Writers Andrew Macfarlane Michelle Mahoney Brett Anningson Caroline Verner-Hiley Al Krulick Ian Gyan Dan Marcharia Veronica Enair Vice President of Production Jared Ali Director of Administration Michelle Siewah Director of Marketing Nora Saliken Digital Strategist Jon Bartlow Art Director Renée Yearwood Managing Director Alexander Wynne-Jones COO Matthew Mitchell Executive Publisher / CEO Marcus VandenBrink 1 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
EDITOR’S NOTES The news around the world seems to be changing at a dizzying pace these days. From interest rate volatility to political strife, it may seem that this period is a tough one, if not unpredictable. Interestingly, however, despite world events that have left many of us uncertain about the future, organizations are performing very well, and cities and their valued airports are ramping up for continued success as they expand their operations. We have learned that the fiscal signs are all positive as we wrap up another issue with our finger firmly on the pulse of all things business, aviation, and municipal. Against what seems as a somewhat uncertain backdrop, we have witnessed only positive things for the entities that we were fortunate to profile in our August issue. For our August issue, we touched down at Elko Regional Airport, Four Corners Regional Airport, as well as Gary/Chicago International Airport. We had the opportunity to speak at length with all three of these dynamic Airport Directors to talk about all things aviation. With a firm navigational map in hand, each airport has produced results that signal growth on the horizon as capital outlay projects bring continued aviation success. From aviation to civic government, we had the opportunity to profile some thriving and dynamic municipalities for our August issue. We uncovered what initiatives go into each municipality’s and county’s recipe for continued growth and success. Business View’s pages are filled with engaging features with city officials from Coolidge, Arizona; Depew, New York; East Bay, Michigan; Fernley, Nevada; Lancaster, Ohio; Lawrence County, Pennsylvania; Pawling, New York; and Sun Prairie, Wisconsin, among other fast-growing municipalities. Turning to business growth, we also covered impressive and fast-growing companies and organizations, including Will-Burt Company, Roman Roofing, Paramont EO, Nest Fresh, Midwest Industrial Supply Inc., Longs Drugs, Huffmaster, Joy Inc., and Deltec Homes, among others. These companies show leadership and produce noteworthy projects to strengthen their business foothold and point their economic GPS towards further growth. Our August issue also continues to bring you our popular school district series. We had the opportunity to sit down with school officials from several leading school districts to discuss the pivot to the changing demands of the economy and their innovative approaches to ensure students are college and career-ready while always being put first. We spoke with Decatur County Community Schools in Indiana, Hawley Independent School District, Kaukauna Area School District, Middleton- Cross Plains Area School District, and School District of Superior, among others. Providing students with hands-on educational opportunities and real-world experiences is propelling these school districts into leading roles within their communities and beyond. As we continue to bring you sector and industryfocused features, we will keep a keen eye on current economic developments and business readiness to provide the best business view. Karen Surca Editor in Chief Dear Readers, 2 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
CITY VIEW 19 CHINCOTEAGUE, VA How Wild Horses Drive this Virginia Island’s $1 Million Tourism Machine 29 COOLIDGE, AZ A Community with a Small-Town Heart and BigCity Ambition 39 DEPEW, NY Small Village, Big Ideas VOLUME 06, ISSUE 08 COVER WENATCHEE, WA 2 EDITOR’S NOTES 7 OPENING LINES 49 NIAGARA FALLS, NY The City Behind one of the World’s Most Recognized Tourist Destinations 59 PAWLING, NY Walking Towards a Great Future 77 RENSSELAER, NY A City on the Rise 87 EAST BAY TOWNSHIP, MI The Township Behind the Bayfront Boom EAST BAY TOWNSHIP, MI CHINCOTEAGUE, VA 87 19 3 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
GO-TO COLLECTION WHEREVER YOU PLAY
VOLUME 06, ISSUE 08 97 REDFORD TOWNSHIP, MI A Progressive Community That Cares 107 WIXOM, MI Where Connectivity Meets Strategic Reinvention 117 FERNLEY, NV Nevada’s Next Industrial Frontier 127 LANCASTER, OH A Thriving Hub of Industry and Small-Town Spirit 137 LAWRENCE COUNTY, PA Where Progress Meets Community Well Being RANCHO CUCAMONGA, CA WIXOM, MI 181 107 147 UPPER DARBY TOWNSHIP, PA The World in One Place 161 MEAFORD, ON Urban/rural partners with a forward-looking approach to growth 171 PITTSFIELD, MA Seamlessly blending of Economic Growth and Community Vitality 181 RANCHO CUCAMONGA, CA Staking Its Claim as the Inland Empire’s Economic Engine 195 SUN PRAIRIE, WI Firmly Looking Forward 205 WENATCHEE, WA How a Small Washington City Rewrote its Rules of Economic Development 5 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
The articles in this publication are for information purposes only. Business View Publishing assumes no liability or responsibility for any inaccurate, delayed, or incomplete information, nor for any actions taken in reliance thereon. The information contained about each individual or organization has been provided by such individual or organization without verification by us. The opinion expressed in each article is that of its author and does not necessarily reflect the opinion of Business View Publishing. EDUCATION 239 CAREER AND TECHNICAL ASSOCIATION OF TEXAS Addressing Texas Workforce Needs 245 DECATUR COUNTY COMMUNITY SCHOOLS Students First 255 HAWLEY INDEPENDENT SCHOOL DISTRICT Preparing Students for Life Beyond the Classroom 265 KAUKAUNA AREA SCHOOL DISTRICT A Future Ready Education Built on Community and Care 279 KEWASKUM SCHOOL DISTRICT Educating With an Eye to Future Success 289 LUBBOCK INDEPENDENT SCHOOL DISTRICT Connecting Students to Bright Futures 299 MIDDLETON-CROSS PLAINS AREA SCHOOL DISTRICT The District of Holistic Growth and Excellence DECATUR COUNTY COMMUNITY SCHOOLS SLINGER SCHOOL DISTRICT 245 329 309 CITY SCHOOL DISTRICT OF NEW ROCHELLE Celebrating Strength Through Student Diversity 319 RANDOLPH FIELD INDEPENDENT SCHOOL DISTRICT Fostering Excellence Through Military-Connected Education and Innovation 329 SLINGER SCHOOL DISTRICT A Formula for Thriving Amid Wisconsin’s Teacher Shortage Crisis 339 SCHOOL DISTRICT OF SUPERIOR A Dynamic School District on the Rise 349 SUNRISE SCHOOL DIVISION Connected to Learn, Built to Lead 6 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
TACOMA TESTS AI-ENABLED CURBSIDE RECYCLING CAMERAS Source: www.smartcitiesdive.com, Megan Quinn, Senior Editor, First Published Aug 14th, 2025 DIVE BRIEF: • Prairie Robotics, a Canadian firm that offers artificial intelligence-enabled camera systems for recycling collection trucks, is expanding its partnerships with municipalities in North America that want to reduce contamination in their curbside streams.The company works with about 40 cities in the U.S. and Canada. • The company recently partnered with the City of Tacoma, Washington, on a two-year project to help educate residents on what can and cannot be recycled in the city’s curbside program. It’s funded by a $1.8 million grant from the U.S. EPA, announced in 2023 as part of the agency’s Recycling Education and Outreach grant program. • Prairie has also recently launched partnerships in Centerville, Ohio; Livermore, California; and Springdale, Arkansas, “with more that are in the pipeline,” said CEO Sam Dietrich. The company also works with haulers such as GFL Environmental and Waste Connections, who use the tech’s data to track metrics including bin setouts or overfilled containers. DIVE INSIGHT: Collection vehicles have long had cameras meant for safety and fleet management reasons, but Prairie is among the companies capitalizing on a newer use for AI-enabled on-truck cameras: measuring recycling contamination in real time. The system can detect contamination, such as food waste or trash, at the moment the material enters the recycling truck.Then, it determines the origin of that contamination and can send customized messages or postcards to residents at the associated address with pointers on how to recycle correctly. The technology has gathered momentum in the last few years as municipalities and private haulers both grapple with contamination-related costs and seek better ways to achieve cleaner, higher-value recycled commodities, Dietrich said. Through its use of Prairie’s cameras,Tacoma aims to gain insight into residents’ recycling habits and use the data to better tailor recycling and contamination messaging “Contamination impacts how we can deliver services and the cost of those services for all residents,” said Lewis Griffith, Tacoma’s Solid Waste Management Opening Lines 7 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
Some municipalities mainly want Prairie’s services as a way to send personalized postcards to the households with the highest contamination rates, while other cities have added a feature that sends a formal warning letter after three strikes. “It gives municipalities the ability to, through our platform, automatically escalate that education,” he said. Some municipalities are more interested in tracking specific kinds of recycling, organics or green waste diversion, or tracking such diversion rates during set periods of time, he said. In Olympia, Washington, the city accesses that data from a mobile app, which helps determine where employees will go to conduct in-person “lid lift” audits. These audits are for households “with those repeat, continuous issues that don’t improve with a postcard alone,” he said. “I think a lot of people see our technology is fully automated... But for communities that explicitly want to continue that feedback [in person], we’re happy to support that, too.” Haulers with commercial contracts have also used the technology to help narrow down where specific contamination might originate from on a building to building basis, he said. “What we’ve seen is that waste haulers want to see this data in real time. They want to be able to have their teams engage commercial clients the same day to resolve these issues,” he said. Many of the projects start as a pilot. Dietrich said the majority of the cities where Prairie operates are now on a long-term, recurring contract. It still operates in Regina, Saskatchewan, the location of Prairie’s first project. Prairie is also expanding its technology to be more integrated with other recycling technologies and apps, he said. The company can now sync its technology with apps like Recycle Coach, which helps residents set up collection day reminders and offers sortation pointers for a particular region. In the Okanagan region of British Columbia, for example, Recycle Coach subscribers will receive inapp notifications from Prairie based on contamination data from their address. division manager, in a news release announcing the program.“Educating residents on what is accepted in our curbside program, and reducing contamination, can have positive impacts on the program for all residents of Tacoma.” The pilot will roll out to residential recycling routes in phases over the next year. Tacoma officials say some neighborhoods will begin receiving postcards starting this month, but residents won’t face fines or other penalties for contamination during the pilot. The project will continue “through the life of the grant” and is expected to be reviewed in June 2027, according to the city’s Environmental Services Department. Dietrich said Prairie Robotics can tailor its “toolbox” of services for each municipality’s needs. Tacoma wanted the ability for its route supervisors to manage and monitor contamination within the areas they’re assigned, as opposed to some other cities that examine the data on a citywide or regional basis, he said. “Every municipality is running a very similar program in terms of what the deliverables are, but they’re all running it in their own unique way and use case,” Dietrich said. 8 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
OPENING LINES OHIO MANDATE REQUIRES LOCAL GOVERNMENTS TO ESTABLISH CYBERSECURITY PROGRAMS Source: www.smartcitiesdive.com, Ryan Kushner, Editor, First Published Aug 14th, 2025 DIVE BRIEF: • Ohio passed a law that requires local governments, school districts and water authorities in the state to establish cybersecurity programs to prevent, detect and respond to cyberattacks. Localities must also report cyberattacks to the state’s Department of Public Safety within seven days of the breach. • The new regulations restrict local governments from paying ransoms from cyberattacks without first getting approval from their legislative authority and publicly outlining why compliance with the ransom “is in the best interest” of the local government. • The legislature approved the mandate, which goes into effect Sept. 30, without any state funding for local governments to implement the measures. There were 859,532 complaints of suspected cyber crimes in the U.S. last year, according to the Federal Bureau of Investigation’s latest Internet Crime Report. That number is down 2.4% from the year before. However, reported losses from internet crimes last year were $16 billion — a 33% surge year over year. Cyberattacks are growing more sophisticated with the help of generative AI, according to the FBI. And with fewer resources and outdated systems, local governments are becoming a popular target. “In minor cases, criminals leverage unauthorized 9 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
As local governments across the country attempt to strengthen cybersecurity measures, however, many must do so within tight budget constraints. In an executive order earlier this year, the Trump administration placed more responsibility on state and local governments to handle cybercrimes. While Ohio is not offering additional state funding for municipalities to implement cybersecurity programs, it is offering free annual cybersecurity training. CyberOhio, a government agency that coordinates all cybersecurity activities in the state, said this is “a foundational component of cyber risk reduction.” email access to redirect an employee’s paycheck,” Phillip Harmon, an associate in Woods Rogers’ Cybersecurity and Data Privacy Practice, recently wrote in American City & County. “Catastrophic ransomware attacks, perpetuated by established criminal enterprises, can grind all operations to a complete halt, sometimes impacting critical health and safety systems like 911 dispatch centers.” A ransomware attack in Columbus, Ohio, compromised the data of half a million people last year, and a cyberattack on an Ohio health system in May caused a system-wide tech outage. In July, Columbus approved a $23 million investment in its IT infrastructure to bolster its cybersecurity measures. 10 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
TEXAS CITY PIONEERS TECH THAT USES WASTE HEAT TO GENERATE DRINKING WATER OPENING LINES Source: www.smartcitiesdive.com, Robyn Griggs Lawarence, Editor, First Published Aug 13th, 2025 DIVE BRIEF: • Hubbard,Texas, will be the first U.S. city to deploy an AirJoule Technologies system that generates water from air using “any readily available lowgrade waste heat,” the company said in a press release Thursday. • The company’s first field deployment of AirJoule, which it expects will be installed by the end of Q1 2026, will recover heat from a geothermal water well to produce distilled, potable water from the air. • “Like many communities … we’re facing growing concerns about water quality, aging infrastructure, and contamination,” Hubbard Mayor Mary Alderman said in the release. “We believe [this technology] can be part of the long-term solution for communities and industries that need clean water without compromise.” AirJoule was developed as a dehumidification and cooling technology that uses a proprietary metal organic framework to capture and condense water vapor, harvesting thermal energy and water from air using less energy than conventional systems and without using refrigerants, it says. “Not only does it dehumidify the air, but by taking the water out as it passes through an AirJoule system, it produces pure distilled water,” AirJoule founder and CEO Matt Jore said in an interview. In Hubbard, the AirJoule system will capture heat from the hot water coming from the geothermal well before it is cooled for human consumption, Jore said.“We’ll pull that 60-degree Celsius heat into our system and pull water out of the air.” AirJoule will pursue certification that the water the technology produces is fully compliant with all minimum drinking water standards,“a key regulatory milestone that will enable the Company to support high-volume municipal and industrial customers with onsite water production,” according to the press release. Once it receives that certification, it plans to use the water from this project to supplement Hubbard’s municipal drinking water resources. While the pilot project will tap into Hubbard’s geothermal well, the system could work with any 11 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
A joint venture between AirJoule and GE Vernova’s Advanced Research Center in Niskayuna, New York, has tested the water AirJoule produces and confirmed that itis “pure, PFAS-free, distilled water,” the center’s executive manager, David Moore, said in the release. “I believe this capability can help solve critical water challenges facing communities and industrial operations around the world,” Moore said. waste heat source, including heat from data centers, manufacturing plants or energy production, Jore said. Data centers produce ample waste heat and consumed 75 billion gallons of water in the U.S. in 2023. Jore said the AirJoule system could help data center projects get approval. Placing AirJoule systems next to data centers would not only produce enough water for their cooling, “but we can return water to the municipalities that wouldn’t otherwise permit” data centers, he said. 12 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
OPENING LINES 5 BENEFITS OF BUSINESS AIRCRAFT DRY LEASING AND 4 ESSENTIAL TIPS Source: nbaa.org, Editor, First Published Aug 13th, 2025 With all the discussion of the potential pitfalls of dry leasing in business aviation, it’s also important to remember the benefits dry leasing offers. For lessees, dry leasing can allow them to enjoy the pluses of operating an aircraft without the added ownership responsibilities. The benefits include operational flexibility, cost savings and reduced capital expenditure. For aircraft owners, dry leases offer a way to reduce the costs of ownership and utilization by allowing them to offer their aircraft to operators without providing crew or maintenance. “A dry lease is a method that affords you the ability to have appropriate shared use on an aircraft and still be able to operate under Part 91, as opposed to a wet lease, which typically is going to trigger the requirement to do a Part 135 (charter) operation,” said David Norton, an attorney with Shackelford, McKinley & Norton LLP, who was the first chair of NBAA’s Domestic Operations Committee and currently serves on the Tax Committee and the Regulatory Issues Advisory Group (RIAG). AS AN EXAMPLE, NORTON OFFERS THE FOLLOWING SCENARIO: “I have three businesses or three individuals that all would love to fly around in a $3 million airplane, but they only want to spend a million bucks a piece and use the airplane,” he explained. “Well, I can put the airplane in a holding company that is formed by those three individuals, and then I can dry lease the aircraft out of the holding company.” Via the dry lease, these three individuals or their companies assume responsibility for their respective operation of the aircraft, including staffing, maintenance, scheduling and more.“So, they’re on the hook to the FAA and the civil courts when they’re flying the airplane.” In short, a dry lease is used to transfer possession and control of an aircraft used for flights from an owner to another operator. “They’re also used for FAA compliance purposes, as well as for tax and other regulatory purposes,” said Joanne Barbera, an attorney and founding partner with Barbera & Watkins LLC.“We see them used for everything from a local FBO renting aircraft for pilot training, or for a pilot to fly an aircraft for that pilot’s own use, to a big company setting up a single-purpose entity to own an aircraft and transferring the operational control of that aircraft to the proper operating company.” 5 BENEFITS OF BUSINESS AIRCRAFT DRY LEASING Fractional aircraft programs also typically include dry leases between fractional owners, said Barbera, who also serves as vice chair of NBAA’s RIAG and past chair of the tax committee. Potential reasons to consider dry leasing include: • Operational flexibility: Dry leases allow the lessee to manage all aspects of the aircraft’s operation, including crew, maintenance and scheduling, providing greater control and tailoring to their needs. • Cost savings: By managing operations in-house, lessees can potentially reduce crew costs, maintenance expenses and insurance premiums. • Reduced capital expenditure: Dry leases offer a more affordable alternative to purchasing an aircraft, allowing businesses to allocate capital to other areas. • Longer-term solutions: Dry leases typically are longer-term, providing lessee’s a stable solution for fleet expansion or replacing aircraft without the high upfront costs of purchasing. 13 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
that the lease is covered under the insurance policy and that probably means talking with your insurance broker about it,” Barbera said. “Additionally, a lease is a transfer of possession of an aircraft, which has tax implications. So, from a state sales-and-use-tax standpoint, the leasing may be subject to sales tax, and it has potential federal tax implications as well.” Also, lessors should be careful about considering dry leasing a “money-making” opportunity, said Norton. “If you’re setting something up where you’re thinking you’re going to dry lease it and make money to mitigate costs, especially if you start doing a lot of third-party dry leasing…even if theoretically it looks like you’re crossing t’s and dotting i’s, at some point you may have now entered into the regime of holding the aircraft out to the public. Once you do that, you become a charter operator again.” FOUR ESSENTIAL TIPS TO MANAGE DRY LEASE RISK Given the complexities of dry leasing, Norton offered these tips to help owners and operators manage the risk: • Hire a qualified aviation attorney who intimately understands the regulations of dry leasing to set up a structure that will pass regulatory muster. • Conduct the due diligence that’s required of a non-commercial operator. “If you’re going to use a management company, check them out, especially if they are hiring pilots,” Norton advised.“Take that extra step to confirm that their pilots are current and are doing what they’re supposed to do.” • Buy as much insurance as you can afford to cover passengers, pilots and crew.“If you are flying yourself, and it’s just you and maybe your family members, there’s really very little liability,” Norton said. “Conversely, if you like to load up the airplane with all of your super high-net-worth individual friends, you better have a really robust liability policy that covers everyone.” • Hire a qualified aviation attorney to set up a legal structure. “Because everybody in this industry is very fearful that at some point somebody’s going to have an insurance policy that appears to be correct, and then they go out and they don’t use a proper structure,” said Norton.“And, if there’s a crash, and the FAA determines that it was an illegal charter with a whole bunch of regulatory violations, the insurance company could walk away from the claim.” • Compliance with regulations: Dry leases, when structured correctly, can allow operators to operate under Part 91, which is the general operating rule for non-commercial aviation. Tax benefits: In some cases, dry leases may offer tax advantages, such as avoiding federal excise tax on lease payments. BUSINESS AVIATION TAX EXPERT: THIS FACTOR IS IMPERATIVE If a dry lease is not set up properly, it’s easy to run afoul of the FAA, which in recent years has increased monitoring of dry leases, especially targeting so-called sham dry leases where the lessor provides crew or services outside the legal scope of the agreement, thus implementing a wet lease. So, it’s imperative that the lessor has no operational control during the lessee’s use of the aircraft under the dry lease. In addition, dry leases should be in writing, and must be for large aircraft, according to Barbera, who said insurance requirements also must be considered. “From an insurance standpoint, you want to make sure 14 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
OPENING LINES 15 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
FAA EXPANDS FUNCTIONALITY OF SAFETY ASSURANCE SYSTEM Source: nbaa.org, Editor, First Published Aug 135h, 2025 The FAA recently integrated two approval and authorizing documents systems into the safety assurance system (SAS). Information for Operators InFO 25007, Integration of Web-based Operations Safety System (WebOPSS) and Operations Approval Portal System (OAPS) into SAS, describes the integration and provides guidance for all SAS users. The SAS external portal is a free, web-based application that allows certificate holders, operators and other stakeholders operating under 14 Parts 91, 121, 135, 141, 142, 145 and 147 to coordinate with local FAA offices. OAPS is the operational approval system for submission of requests for letters of operations specifications and more. It supplements WebOPPS, the authorizing documents system. Now, these approval processes and authorizing documents reside within the SAS External Portal. The FAA anticipates the integration will streamline approval processing and speed processing times. Further, digital signature fees will no longer be required. The integration of these systems should also reduce redundancies and mismatches of data. The integrated systems were implemented in a phase rollout and are now operational in SAS for all stakeholders. Users that prefer pen-and-ink authorizing documents may continue to use pen-and-ink by contacting the assigned Certificate Management Office or Flight Standards District Office. 16 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
city view INTERNATIONAL CITY/COUNTY MANAGEMENT ASSOCIATION (ICMA) ONLINE ARTICLE INTERNATIONAL ECONOMIC DEVELOPMENT COUNCIL ONLINE ARTICLE CALIFORNIA COMMUNITY ECONOMIC DEVELOPMENT ASSOCIATION ONLINE ARTICLE EAST BAY TOWNSHIP, MI THE TOWNSHIP BEHIND THE BAYFRONT BOOM FERNLEY, NV NEVADA’S NEXT INDUSTRIAL FRONTIER LANCASTER, OH A THRIVING HUB OF INDUSTRY AND SMALL-TOWN SPIRIT NIAGARA FALLS, NY THE WORLD’S MOST RECOGNIZED TOURIST DESTINATIONS CHINCOTEAGUE, VA VIRGINIA ISLAND’S $1 MILLION TOURISM MACHINE COOLIDGE, AZ A COMMUNITY WITH A SMALL-TOWN HEART AND BIG-CITY AMBITION DEPEW, NY SMALL VILLAGE, BIG IDEAS REDFORD TOWNSHIP, MI A PROGRESSIVE COMMUNITY THAT CARES PAWLING, NY WALKING TOWARDS A GREAT FUTURE WIXOM, MI WHERE CONNECTIVITY MEETS STRATEGIC REINVENTION MASSECON ONLINE ARTICLE RENSSELAER, NY A CITY ON THE RISE 17 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
MEAFORD, ON A FORWARD-LOOKING APPROACH TO GROWTH WENATCHEE, WA REWROTE ITS RULES OF ECONOMIC DEVELOPMENT SUN PRAIRIE, WI FIRMLY LOOKING FORWARD LAWRENCE COUNTY, PA WHERE PROGRESS MEETS COMMUNITY WELL BEING RANCHO CUCAMONGA, CA STAKING ITS CLAIM AS THE INLAND EMPIRE’S ECONOMIC ENGINE UPPER DARBY TOWNSHIP, PA THE WORLD IN ONE PLACE PITTSFIELD, MA SEAMLESSLY BLENDING OF ECONOMIC GROWTH AND COMMUNITY VITALITY 18 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
HOW WILD HORSE VIRGINIA ISLAND’ TOURISM MACHIN CHINCOTEAGUE, VA AT A GLANCE TOWN OF CHINCOTEAGUE WHAT: V irginia’s only resort island, famous for wild ponies and the annual Pony Swim that funds municipal fire services while driving a millionvisitor tourism economy WHERE: Chincoteague Island, Accomack County, Virginia WEBSITE: www.chincoteague.com BUSY AT WORK PREPARING FOR ITS 100TH ANNUAL PONY SWIM, TOWN LEADERS FOCUS ON PRESERVING THE DELICATE BALANCE BETWEEN TOURISM PROSPERITY AND ISLAND AUTHENTICITY. 19 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
ES DRIVE THIS ’S $1 MILLION NE On a narrow strip of land where 3,300 residents share just nine square miles, economic prosperity requires a particular brand of ingenuity. Chincoteague, Virginia, has mastered the art of reinvention through necessity, transforming from seafood hub to poultry producer to tourist destination as each industry faltered in turn. “We’ve been through a couple of industry changes over the last 50, 60 years,” says Mayor Denise Bowden, who also serves as President of the Chincoteague Volunteer Fire Company. “Every time our residents have stepped up to the plate to do what’s good for the town and for themselves. We went through a pretty bad natural disaster in the early sixties and bounced back from that.” The 1962 storm she references devastated the poultry industry, forcing the 20 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
island to pivot toward tourism just as Marguerite Henry’s “Misty of Chincoteague” brought national attention to their wild ponies. Today, those same ponies generate millions in tourism revenue, supporting an economy that hosts over one million visitors annually at the adjacent wildlife refuge and beach. Council member Chris Bott acknowledges the successful transformation while recognizing its ongoing challenges. “A lot of other towns have struggled if they’ve lost their industry or their predominant source of revenue,” he notes.“Chincoteague’s done an excellent job accommodating and changing with the changing industry going into tourism. But along with that, there are a lot of challenges there with infrastructure, basic utilities, even water.” With median home values climbing from $95,900 in 2000 to nearly $350,000 today, the island faces the paradox of success: prosperity that threatens to price out the very workforce sustaining it. REVITALIZING HISTORIC DOWNTOWN Main Street’s transformation is part of a broader strategy to recapture economic vitality in Chincoteague’s historic core. Once home to car dealerships, gas stations, and a commercial dry cleaner, the downtown shifted away from its role as the island’s business center decades ago. Now, armed with new infrastructure capacity, town leaders envision a renaissance. “We are in the process of doing some revitalization on Main Street, and it’s been ongoing for several years,” explains Town Manager Mike Tolbert.“Recently we’ve been able to obtain a sewage plant from a local developer, which is going to allow us to offer some sewage capacity to businesses downtown, which we hope will attract new businesses and allow existing businesses to expand.”The acquisition addresses a fundamental constraint that has limited development for thirty years. Without adequate sewage treatment, potential restaurants, bakeries, and mixed-use developments remained impossible dreams. “We’d like to see businesses downstairs and maybe some apartments upstairs,” Mayor Bowden emphasizes.“I think that really shows encouragement as far as getting people in these areas to live, play, work.” This mixed-use approach follows successful revitalization efforts in other coastal communities, where integrating residential and commercial spaces creates year-round vitality. Tolbert adds that improving pedestrian and bike access forms another crucial component: “It’s more important nowadays than it has been in years past to provide alternatives to transportation by car.” Chamber Executive Director Joanne Moore 21 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08 CHINCOTEAGUE, VA
injects millions into Virginia’s Eastern Shore economy. “The ponies play such a vital role in tourism here,” Mayor Bowden observes.“You got animals over there that have their heads down chomping on grass, and they have no idea how much they control the economy here.” The upcoming 100th anniversary of the Pony Swim in July 2025 expects to draw 50,000 spectators, up from the typical 40,000, with Virginia featuring the event on its official travel guide cover. The economic model remains unique among American municipalities. “Our citizens here don’t pay a fire tax,” Bowden explains. “The fire company between the carnival that starts tomorrow night and Pony Swim and everything related to that generates thousands upon thousands of dollars.” Since 1925, when devastating fires prompted the formation of the volunteer fire company, the annual swim has funded essential services while building a tourism phenomenon. Marguerite Henry’s 1947 novel cemented this economic transformation.“Misty really put us on the map and started the tourism around here,” Bowden recalls.“You’ve got grandparents that say,‘I read the book, and I brought my kids and now my kids are bringing my grandkids.’” Moore adds that the cultural impact goes beyond nostalgia: “Misty is required reading in some fourth grade curriculums across the country. We get handwritten letters from the kids at the chamber asking for more information.” Every souvenir shop displays pony merchandise, restaurants adopt equine themes, and even Ms. Molly’s Inn maintains the Marguerite Henry room where the author penned portions of her famous work. YEAR-ROUND ATTRACTIONS AND MARKETING Seasonal tourism creates feast-or-famine economics for coastal communities. Chincoteague combats this cycle through strategic event planning and targeted marketing that extends visitor seasons beyond summer beach crowds. “We market it year-round, and we definitely have initiatives spanning over the years,” says Moore, confirms the entrepreneurial interest exists. “A lot of entrepreneurs do come to the chamber and ask for our support. We help folks with their business plans and help them find commercial buildings that are available,” she says, noting the community’s foundation remains its mom-and-pop businesses. PONIES, MISTY, AND THE TOURISM LEGACY Wild ponies grazing on salt marshes control more economic power than most Fortune 500 CEOs realize. These 150 animals drive an annual tourism engine that eliminates property taxes for fire services and 22 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
As urban growth accelerates and digital connectivity becomes essential, the integrity of underground infrastructure has never been more critical. Water, energy, and data must move seamlessly through cities and towns—yet conventional excavation often disrupts communities, drives up costs, and strains environmental resources.The industry is at an inflection point, demanding smarter, less invasive solutions. Underground Connections delivers precisely that. With a disciplined approach rooted in trenchless horizontal drilling and precision-guided installations, the company installs, repairs, and maintains critical utility lines—water, sewer, electrical, and communications—while minimizing surface disruption. Their methodology shortens project timelines, protects surrounding environments, and preserves the character of urban centers and historic coastal communities. From island towns to inland communities, Underground Connections is strengthening water and sewer infrastructure across Virginia’s Eastern Shore.The team recently completed a new sewer collection system for the town of Chincoteague—an ambitious, environmentally sensitive project executed with care, technical precision, and long-term resilience. Backed by clients like NASA, Virginia American Water, Dominion Energy, and the ESVA Broadband Authority, Underground Connections demonstrates reliability and rigor. Whether navigating directional drilling beneath major thoroughfares or threading fiber-optic networks through remote terrain, they prioritize safety, compliance, and long-term performance. As infrastructure demands evolve, their mission endures: enabling resilient, future-ready communities through sustainable innovation and engineering excellence. CHINCOTEAGUE, VA
whose organization receives town funding for global destination marketing. “A lot of times the chamber focuses on the shoulder seasons with large events like the Seafood Festival and the Oyster Festival to encourage that shoulder season visitation to bolster those quieter times of the year.” The calendar strategically spaces major draws throughout the year. Easter brings the Decoy and Art Festival, featuring carvers from across the country. May’s Seafood Festival attracts 3,000 visitors celebrating the island’s maritime heritage. October’s Oyster Festival showcases Chincoteague Salt oysters, recognized as their own distinct class. December features a Christmas parade that strengthens community bonds during the quiet season. “The Oyster Festival showcases Chincoteague Salt oysters, which we are very well known for,” Moore emphasizes.“That too brings in about 3,000 people.” Beyond chamber events, nonprofits organize music in the park, movies, and farmers’ markets, creating what Moore describes as continuous programming “that helps fill in the gaps when folks are looking for something different to do other than going to the beach and looking at ponies.” Current marketing efforts include a USA Today grant focusing on fall tourism. The proximity to NASA’s Wallops Flight Facility adds another perspective, with rocket launches creating tourism surges. “We always try to have something on the calendar for folks to enjoy while they’re here to give them that full experience,” Moore notes, acknowledging that sustaining year-round appeal requires constant innovation in a market where visitor expectations continuously evolve. HOUSING AND DEVELOPMENT CHALLENGES The mathematics of island prosperity creates an unforgiving equation. With 3,500 homes squeezed onto seven square miles and median prices soaring from $95,900 to $349,461 since 2000, Chincoteague exemplifies the housing crisis plaguing successful coastal destinations nationwide. 24 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
“We struggle with keeping housing affordable,” Tolbert acknowledges.“Prices are quite high and they continue to increase. Keeping housing affordable for the residents who have lived here now and have lived here for some time or folks that want to return to the island that grew up here is a constant challenge.” This pattern is repeated in other resort communities where vacation home purchases surged 16.4% in 2020, driving prices beyond local wage earners’ reach. Bott frames the dual crisis succinctly: “We don’t have room for expansion. We have a stock issue inventory problem as well because affordable housing is what we’re struggling with right now.There’s basically no space for it, even if we wanted to encourage it or go into joint partnership.” Unlike mainland communities that can sprawl outward, Chincoteague’s geographic constraints intensify every market pressure. The influx of affluent buyers from metropolitan areas compounds the challenge. “When we have 25 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08 CHINCOTEAGUE, VA
LOOKING FORWARD TO RESPONSIBLE GROWTH Balancing economic vitality with environmental preservation demands careful calculation when your town sits surrounded by water and wildlife. Chincoteague’s leaders recognize that sustainable growth requires more than adding capacity, it demands preserving the very qualities that attract visitors and residents alike. “You have to have growth to continue doing business, folks moving into the area from more affluent regions,” Tolbert explains, “waterfront homes and homes that provide these pretty views of nature and everything can get quite expensive.” Virginia’s Code further restricts municipal options for intervention. “Council has come up with many ideas on how to do this and it’s difficult to do when you have a rigid framework to work within,”Tolbert notes.“Sometimes we can’t just go and do what we’d like to do and make it more affordable for folks who really could use the affordability.” 26 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
for lack of a better way to put it,” Mayor Bowden reflects. “But you also have to be responsible with it. We have a lot of wildlife here and you want to preserve as much of that as you can. You want to preserve some waterfront areas too, and that can be very, very challenging.” The island faces immediate environmental pressures beyond development concerns. Erosion moves Assateague Island toward the mainland at 10-13 feet annually, prompting a $15 million beach relocation project moving recreational areas 2.5 miles north. Since 2003, storm recovery has consumed over $15 27 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08 CHINCOTEAGUE, VA
million, highlighting the financial burden of climate impacts on coastal infrastructure. Downtown development presents another delicate balance. “We’ve got the historic downtown and there’s some properties down there that if it came up for sale, I personally don’t want to see a three-story hotel in the heart of historic downtown,” Bowden emphasizes. “You’ve got to be careful with some things and at the same time, you’ve got to make sure you’ve got your economy still going strong.” Looking ahead to the next 18-24 months, priorities center on activating the new sewage infrastructure while maintaining community character.“Getting this sewage online and hopefully revitalizing downtown a little bit better with maybe some specialty places,” Bowden outlines, seeking businesses that enhance rather than overwhelm the island’s scale. For Chincoteague, success means threading an increasingly narrow channel; preserving authenticity while adapting to modern pressures, maintaining affordability while property values climb, and protecting natural resources while sustaining the tourism they attract. The wild ponies may not understand their economic influence, but their human neighbors grasp the stakes perfectly. PREFERRED VENDOR/PARTNER n Underground Connections www.underground-connections.com Underground Connections is redefining underground utility construction across the Eastern Shore of Maryland and Virginia, including Virginia’s Tidewater region. Specializing in trenchless horizontal drilling, the company delivers high-performance installations of water, sewer, electrical, and fiber-optic lines with minimal surface disruption. Their sustainable, low-impact methods accelerate timelines and reduce costs—earning the trust of industry leaders like NASA, Dominion Energy, and Virginia American Water. 28 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
COOLIDGE, AZ A COMMUNITY WIT HEART AND BIG-CIT AT A GLANCE COOLIDGE, ARIZONA WHAT: A community-driven municipality that combines small-town charm with big-picture ambition. WHERE: Located in the heart of Pinal County, approximately halfway between Phoenix and Tucson. WEBSITE: www.coolidgeaz.com 29 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
TH A SMALL-TOWN TY AMBITION DRIVING GROWTH THROUGH STRATEGIC DEVELOPMENT AND COMMUNITY FOCUS. Coolidge, Arizona, is gracefully balancing rapid growth while staying true to the things that make it unique. This quaint community on the rise is full of small-town charm, proving that prosperity doesn’t have to come at the expense of its authentic spirit. 30 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
The city has done an exceptional job of leveraging its prime location in the sun corridor to attract more advanced manufacturing giants. To complement the arrival of those giants and the city in general, Coolidge is also maximizing its abundant sustainability, which has only drawn in more interest from prospective investors and businesses. The ongoing revitalization of the city’s downtown core has also attracted diverse businesses outside of the energy and manufacturing sectors, resulting in the expansion of key cultural venues and an enhanced sense of vibrancy and walkability. And while the city’s educational system has already received high praise, it continues to make investments in that area, which has seen schools improve and student numbers soar. Coolidge has also proactively planned for new public safety infrastructure, such as additional fire stations, and has expanded its management strategy for regional transportation to ensure the city scales effectively and safely. Regarding regional transportation, the Coolidge Airport has seen over $500,000 invested in planning and upgrades alone! In addition, Coolidge offers many ways to move around the city and regionally. The Cotton Express, the local bus service, offers stops around Coolidge while the CART bus system takes riders to various points from Florence to Casa Grande. It’s clear that, thanks to its community-centric development, Coolidge is not just growing; it’s thriving. It’s time to discover what extraordinary innovations this desert oasis will unveil next as it continues to redefine prosperity in the Southwest. CELEBRATING A CENTURY OF PROGRESS Coolidge, Arizona, nestled in the sun-drenched corridor between Phoenix and Tucson, has undoubtedly blossomed in recent years. The city is experiencing considerable development that touches every facet of community life. 31 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08 COOLIDGE, AZ
Education, a cornerstone of any thriving community, has seen remarkable improvements since last year. “We’ve grown considerably in the last year. Our schools are improving their grade levels; and we now have over 4000 students in our schools,” says Mayor Jon Thompson. Coolidge offers an array of educational opportunities including public and charter school instruction. Coolidge Unified School District, Imagine Schools Charter Elementary/Preparatory and a host of online offerings including Arizona State University Preparatory, prepare students for success. Beyond academics, the city has expanded its recreational facilities, with plans underway for a significant new 50-plus-acre regional park that promises enhanced outdoor experiences for residents. Economically, Coolidge has navigated major positive shifts in its industrial landscape, with one of its most notable businesses, Nikola, transitioning to Lucid Motors. Yet, despite these advancements and the influx of new opportunities, the city maintains its close-knit, friendly atmosphere, where the community is a top priority. In fact, the allure of Coolidge is further enhanced by its affordability, a significant benefit to the community.“The median price of homes here is less than any of the surrounding communities, so it’s actually easier to buy a home here,” Mayor Thompson explains. With homes being more accessible than in surrounding areas like Chandler, Gilbert, or Casa Grande, Coolidge is the most viable option for those seeking quality, affordable housing. The city has experienced a significant surge in residential development, issuing 143 single-family permits from January 2025 alone, with corresponding increases in valuations. The Mayor expressed particular pride in the infill housing projects, saying, “I’m happier and prouder of the infill housing we’re getting than the new 32 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08
housing because we’re improving some of the older neighborhoods.” Moreover, certain sectors of Coolidge’s public safety have been significantly bolstered, with the transition to a full-time Fire Department within the last year and a half. This ensures the community is safer and more prepared, even as calls for service have increased, reflecting the city’s growth. Coolidge is on the cusp of a monumental milestone: its 100-year Centennial. The city is meticulously planning a grand celebration to mark this significant occasion. “September 20th is the date we’re targeting, but we’re preparing for an event at San Carlos Park, which is our main central park,” says City Manager Gilbert Lopez This will be a comprehensive community gathering, featuring a stage with live music, various vendors, and a unique community wall displaying pictures of founding families and local businesses. “Our schools will have a booth as well because they’re an important part of our history. But our community is really founded on cotton farming, so we want to make sure to have some exhibits for that as well,” Lopez says. And while this event will pay homage to the city’s historical roots, it will simultaneously highlight its impressive leap into advanced manufacturing with the presence of Lucid and the anticipated arrival of the new Procter & Gamble facility. DRIVING ECONOMIC GROWTH AND REVITALIZING COMMUNITY VIBRANCE The impending arrival of Procter & Gamble signifies a major win, with their site plans already approved 33 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08 COOLIDGE, AZ
BUILDING OUR COMMUNITY, TOGETHER. Building a strong community requires a unified effort. That's why SRP is proud to support the City of Coolidge as they provide programs and services designed to work for the greater good and, ultimately, create a more vibrant future for us all. srp.net/community
and civil and construction plans under development. It shows that Coolidge’s economic landscape is undergoing a remarkable transformation, driven by enhanced investor appeal and sustainable practices. This development aligns with Coolidge’s emphasis on sustainability, as Procter & Gamble is recognized for its environmentally conscious operations, which aim to minimize water usage. The city benefits from utility providers like Arizona Public Service (APS), its main provider, and Salt River Project (SRP), which makes clean power readily available to companies seeking sustainable operations like Meta and Google. “We have the most amount of sustainable solar energy out of all the cities around us. Right now, we’ve got quite a bit and have enough to power a lot of sectors,” Lopez explains. Orsted, NextEra and others have solar farms located in Coolidge generating hundreds of megawatts of energy and featured in many media outlets like CNBC for their large-scale projects. Coolidge is also investing in critical infrastructure, specifically upgrading Arica Road and other access points to support this and other forthcoming businesses, a major sign that Coolidge is ready to accommodate significant industrial growth. Apart from its industrial strides, downtown Coolidge is another priority for the Mayor and his Council, with significant revitalization efforts underway to transform it into a vibrant hub. A key development is the near completion of the Pinal Hispanic Council Intermountain facility, a 5,000- to 6,000-square-foot building that offers azwater.com 520-723-5346 coolidge@azwater.com 351 N. Arizona Boulevard / Coolidge, AZ 85128 Connect with us Arizona Water Company is proud to be part of your community. For seven decades, AWC has remained committed to providing safe and reliable drinking water and award-winning customer service to the communities we serve. Community values are what drives AWC, and the company prides itself in maintaining and operating 12 local offices throughout Arizona. 35 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 08 COOLIDGE, AZ
RkJQdWJsaXNoZXIy MTI5MjAx