DAYTON, TX PRESERVING SMALL-TOWN IDENTITY AMID TRANSFORMATION JAN 2026 VOL 07 BUSINESS VIEW CIVIL & MUNICIPAL ALSO IN THIS ISSUE PILOT POINT, TX • PARRY SOUND, ON • RANDOLPH CENTRAL SCHOOL CORPORATION Smarrelli General Contractors Comprehensive Construction Solutions Pg. 297 Gulf Inland Logistics Park Locate Your Business at the Intersection of Rail and Road Pg. 23 CHRIS JARMON DIRECTOR OF ECONOMIC DEVELOPMENT
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 Smarrelli GENERAL CONTRACTORS 1 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
EDITOR’S NOTES With hardly a moment to reflect on the holiday season, a new year has arrived on our doorstep. Although undeniably an adjustment, the end of one calendar year provides a springboard to a productive year ahead. We always look forward to publishing our new year edition because each of our features reflect an air of optimism, promise and a clean slate for businesses, organizations and municipalities as many look to implement projects and business agendas while firmly setting their GPS to 2026. Although there is a lot going on in the world right now that warrants a pause and reflection, events both at home and abroad have not put the brakes on the path to success for the organizations we covered in our January issue. Flying firmly into the new calendar year, January’s issue touched down at Liberal- Mid America Regional Airport for a clear view of this dynamic aviation hub. We had the opportunity to speak at length with the Airport Director about its masterplan ahead and firm commitment to its passengers. This airport is a shining example of the increased role regional airports are playing from coast to coast. Airports are not the only ones taking flight in 2026, municipalities throughout North America are also reaching higher civic heights. Each municipality is putting its residents first and are busy implementing master plans that range from downtown street scapes to offering a choice of amenities and new business and industrial expansion for the year ahead. This issue brings you profile features of Alamo, Texas, Bicknell, Indiana, Castle Pines, Colorado, Dayton, Texas, Lee, Massachusetts, Greenfield, Indiana, Seagoville, Texas, Dayton, Tennessee, Parry Sound, Ontario and Pilot Point, Texas among other municipalities and counties. Without exception, city officials are doing what is needed to ensure top housing, business and infrastructure projects to ensure a seamless transition to 2026. Turning to business growth, we also covered impressive and fast-growing companies and organizations, including Burg Properties, Choice NY Management, GEMCO, Kitsap Construction, Lenard Crafted Homes, Safe Life Defense, SLV Homes and Winsert. These companies continue to demonstrate leadership, innovation and produce noteworthy projects to expand their business foothold as we look ahead. Our January issue continues to bring you our popular school district series. We spoke with the Anahuak Independent School District, El Dorado Public Schools, Galveston Independent School District, Grand Forks Public Schools, Greensburg Community School Cooperation, Portage Public Schools, Randolph Central School Corporation, Rocky River City School District, Spencer-Owen Community Schools, St Lucie County School Board, Suffolk Public Schools, Tri- County School Corporation among other top school districts. All of these educational powerhouse are providing students with hands-on educational opportunities and real-world experiences as they proudly serve their communities. Happy New Year from Business View Magazine! We hope that this year brings with it success, happiness and time well spent with those you care about. We look forward to bringing the very best B2B features each and every month. Karen Surca Editor in Chief Dear Readers, 2 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
BEST OF TEXAS 19 DAYTON, TX Preserving Small-Town Identity Amid Transformation 33 HALTOM CITY, TX Rewriting Its Story Through Strategic Development and Fiscal Discipline 47 PILOT POINT, TX Honoring the Past While Preparing for the Future 57 ALAMO, TX A City of Choice in the Rio Grande Valley 67 SEAGOVILLE, TX Small-Town Heart, Big-City Opportunity 77 SELMA, TX A Small City with Big-Corridor Momentum BEST MANAGED CITIES: INDIANA 89 BICKNELL, IN Small-Town Pride, Big-Momentum Progress 99 GREENFIELD, IN Investing in a Sustainable Future VOLUME 07, ISSUE 01 COVER DAYTON, TX 2 EDITOR’S NOTES 7 OPENING LINES BEST MANAGED CHAMBER OF COMMERCE: INDIANA 115 HAMMOND AND THE LAKESHORE CHAMBER OF COMMERCE, IN Where Vision, Collaboration, and Opportunity Converge NORTH AMERICAN MUNICIPAL & ECONOMIC DEVELOPMENT EXCELLENCE SERIES 127 CASTLE PINES, CO Transforming Five Decades of Patient Capital into Colorado’s Next Main Street FUTURE DEVELOPMENT OF CANADIAN COMMUNITIES 143 CENTRE WELLINGTON, ON A Township that Has Hit its Stride 153 PARRY SOUND, ON Waterfront Momentum in a Remote-Work Era 163 RM OF SPRINGFIELD, MB A Beautiful Spot to Call Home 173 THOMPSON, MB A Shining Example of Putting the Students First SELMA, TX PILOT POINT, TX 77 47 3 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
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VOLUME 07, ISSUE 01 BEST MANAGED CITIES UNDER 10K POPULATION: ARKANSAS 185 CITY OF TRUMANN, AR Building Momentum Between Memphis and Jonesboro BEST MANAGED COUNTY: MICHIGAN 197 CLINTON COUNTY, MI Growing Without Losing Its Soul BEST MANAGED CITIES: TENNESSEE 209 DAYTON, TN Between River and Plateau, A City Invests in People and Place BEST OF FLORIDA 221 GREENACRES, FL Great Place to Stop and Enjoy HENRY COUNTY, IL CLINTON COUNTY, MI 237 197 BEST MANAGED CITIES: ILLINOIS 237 HENRY COUNTY, IL Growing With Purpose, Balance, and Community Resolve 247 VILLAGE OF WILLOWBROOK, IL A Quiet Community Thinking Big BEST MANAGED CITIES UNDER 10K POPULATION: MASSACHUSETTS 259 LEE, MA Preserving Heritage While Building a Sustainable Future ECONOMIC RESILIENCY & GROWTH: IOWA 271 WOODBURY COUNTY, IA A County Where Rural Strength Meets Metro Opportunity 5 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
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. BEST IN EDUCATION: INDIANA 283 GREENSBURG COMMUNITY SCHOOLS Preparing Students for a New Economy With Purpose and Possibility 293 RANDOLPH CENTRAL SCHOOL CORPORATION How Rural Districts Can Compete on Career Preparation 303 SPENCER-OWEN COMMUNITY SCHOOLS A Rural District Building Real-World Readiness 313 TRI-COUNTY SCHOOL CORPORATION A Rural District Building Big Opportunities BEST IN EDUCATION: FLORIDA 325 ST. LUCIE COUNTY PUBLIC SCHOOLS A District Built on Belief and Poised for opportunity BEST IN EDUCATION: KANSAS 337 EL DORADO PUBLIC SCHOOLS Where Pride Meets Purpose BEST IN EDUCATION: MAINE 349 MAINE SCHOOL ADMINISTRATIVE DISTRICT #51 One Campus, One Vision BEST IN EDUCATION: MICHIGAN 361 PORTAGE PUBLIC SCHOOLS Building Pathways for Every Student, Every Future BEST IN EDUCATION: NEW JERSEY 373 TEANECK PUBLIC SCHOOLS Keeping Future Economic and Job Directions Firmly in Mind BEST IN EDUCATION: NORTH DAKOTA 385 GRAND FORKS PUBLIC SCHOOLS A Student-First Approach BEST IN EDUCATION: TEXAS 397 WORKFORCE EDUCATION COLLABORATIVE OF TEXAS Educational Meets Economic Direction 407 ANAHUAC ISD Geared for Student Success 417 GALVESTON ISD Raising the Grade for a Resilient Island Community 427 ROCKY RIVER CITY SCHOOLS Excellence, Innovation, and Partnerships That Power Student Success 437 SUFFOLK CITY PUBLIC SCHOOLS Building a Student-First System for Workforce Readiness GALVESTON ISD PORTAGE PUBLIC SCHOOLS 417 361 6 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
WITH ZONING AND REGULATORY CHANGES, CITIES AIM TO SPUR HOUSING GROWTH Opening Lines In the 2010s, in the wake of the Great Recession, the U.S. produced the fewest single-family homes since the 1960s.The result of that drought has been severe, including an unprecedented rise in homelessness. In 2025, the nation’s median home price soared to a record high, while the proportion of first-time homebuyers plunged to a record low. Last year, the median first-time homebuyer age also hit a record high of 40. The housing crisis has local governments re-evaluating longstanding municipal codes and decades-old housing restrictions and permitting processes that housing advocates, builders and others say can choke development. Dallas epitomized such efforts last year. In 2025 alone, the city slashed its parking requirements for new developments and rewrote its building code to make it less burdensome to build small multifamily buildings. Source: www.smartcitiesdive.com, Ryan Kushner, Editor, First Published Jan 16, 2026 The goals include increased housing density and quicker and cheaper construction. Read how Dallas’ approach stacks up against what experts see coming this year. The housing crisis, defined by a lack of supply and affordability, has touched nearly every corner of the U.S. “There is no region that’s immune from this discussion,” Jason Jordan, principal of public affairs for the American Planning Association, said during a National League of Cities panel on zoning in Salt Lake City last year. “What was … pigeonholed as maybe a problem mostly focused in high-cost metros in previous years is now a workforce housing challenge in smaller regions.” 7 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
only those making $100,000 or above — can afford to buy a median-priced home in the city. As of 2022, the city faced a shortage of nearly 40,000 rental homes affordable to those who earn 50% of the area median income, about $55,000. “Without intervention, this rental deficit is projected to grow to 70,210 rental homes by 2033, as job growth continues to outpace home production,” the report states. “Over the years, [cities have] just added more and more regulation. Now is the time to think about it differently,” Dallas Planning and Development Director Emily Liu said during the NLC panel. “The more restrictive you are, the more constraints you put on the housing supply.” Here’s how Dallas rewrote its housing policies and how other local governments are following similar paths to spur housing production in 2026. A HOUSING CONSTRUCTION LEADER, STILL FALLING SHORT OF NEED Dallas already issues permits for and sells more new homes than most other U.S. cities, but housing supply and affordability challenges persist. According to the Dallas 2024 housing action plan, 72% of renters with mid-range incomes were costburdened in 2022, and fewer than 20% of renters — 8 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
OPENING LINES thorough evaluation of your existing water system and the clear definition of your objectives. This foundational step requires collaboration between your engineering and operations teams to map out the current infrastructure, pinpoint known problem areas and document existing leak detection procedures. During this assessment, it is critical to answer several key questions: • What is the current estimated rate of non-revenue water (NRW) within our system? • Which specific areas of our network are likely to be most susceptible to failures or breaks? • What are our primary water utility management goals for 2026 and the years to follow? For instance, do we aim to reduce non-revenue water (NRW) by 15% or decrease emergency repair incidents by 50%? THE FUTURE OF WATER INFRASTRUCTURE: A STEP‑BY‑STEP GUIDE TO IMPLEMENTING CIVILSENSE™ IN 2026 Source: www.smartcitiesdive.com, Michael Casey, First Published Jan 12, 2026 Modernizing municipal water systems is essential for building resilient and sustainable communities. As infrastructure ages, the risks of water loss, costly emergency repairs and service disruptions increase. Oldcastle Infrastructure’s CivilSense™ platform offers a forward-thinking solution, providing the real-time data needed for intelligent water utility management. Implementing this technology is a clear, strategic process designed to deliver a rapid and substantial return on investment. With comprehensive support at every stage, your municipality can begin its journey toward a more efficient and secure water future. STEP 1: ASSESS YOUR CURRENT INFRASTRUCTURE AND DEFINE YOUR GOALS The initial phase of implementation involves a 9 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
members and budget committees. It effectively shifts the conversation from viewing the system as a simple operational expense to recognizing it as a strategic investment with a transparent and measurable return. The projected savings in water, operational costs, and emergency expenditures highlight the long-term value CivilSense™ delivers. STEP 3: COLLABORATE WITH OLDCASTLE INFRASTRUCTURE FOR A CUSTOM SOLUTION Every water system presents a unique set of challenges and opportunities. Recognizing this, our team of experts works in close partnership with your municipality to develop a customized implementation plan tailored to your needs. This collaborative effort includes several key components: • System Consultation: Our specialists will review your infrastructure assessment to recommend the optimal placement of sensors and the ideal system configuration for maximum effectiveness. • Phased Rollout Planning: We can design a phased implementation strategy that prioritizes your highest-risk areas first. This approach allows you to realize immediate benefits and scale the system across your network over time, managing budget and resources efficiently. • Comprehensive Training and Support: Oldcastle Infrastructure provides thorough training for your staff, ensuring they are fully prepared to utilize the platform’s advanced capabilities from day one. Our commitment to ongoing support guarantees you maximize the value of your investment for years to come. With CivilSense™, municipalities are empowered to achieve new levels of efficiency and resilience in water utility management.This advanced technology, paired with the expertise and ongoing support from Oldcastle Infrastructure, opens doors to long-term sustainability, cost savings and a stronger community impact.As needs evolve and challenges grow,choosing a trusted partner dedicated to innovation and positive change remains essential for shaping a better future. Answering these questions provides the baseline data needed to measure success and ensures the CivilSense™ implementation is aligned with your municipality’s specific strategic priorities. STEP 2: USE OUR ROI CALCULATOR FOR A DATA-DRIVEN DECISION To demonstrate the clear financial advantages of CivilSense™, Oldcastle Infrastructure provides a powerful ROI calculator. This tool is specifically designed to project the economic benefits for your municipality. By inputting data unique to your system — such as the cost of water treatment and distribution, average repair expenses and estimated water loss volumes — you can generate a detailed forecast of potential savings. This data-driven analysis creates a compelling business case for presentation to stakeholders, council 10 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
OPENING LINES 13 TRANSIT PROJECTS EXPECTED TO OPEN IN THE US THIS YEAR Freemark, a researcher at the Urban Institute and creator of The Transport Politic. BRT lines generally run on dedicated traffic lanes, while arterial rapid transit systems use existing traffic lanes, often with bus signal priority. • “Over the past decade, a lot of cities have been reorienting their investment approaches,” Freemark said in an interview. “Light rail is just very expensive for these cities, and they’re not finding the mechanism to reduce that.” DIVE INSIGHT: In total, about 150 miles of new fixed-guideway transit lines are expected to open this year across the U.S., Canada and Mexico, compared to over 240 miles in 2016. Source: www.smartcitiesdive.com, Dan Zuowski, First Published Jan 15, 2026 Cities are investing in less costly bus rapid transit over light rail systems, says Yonah Freemark of The Transport Politic. DIVE BRIEF: • More than 160 miles of new rail, bus and other fixed-guideway transit lines opened in the U.S. in 2025, and about 94 miles more are projected to be completed this year, according to data from The Transport Politic. • Cities are choosing less expensive and more flexible bus rapid transit and similar arterial rapid transit over light rail projects, said Yonah 11 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
connect two existing light rail lines across Lake Washington. Canadian cities Montreal, Ottawa and Toronto are building light rail projects. “Canada is acting a little bit more like the rest of the world,” Freemark said. “Their major cities are building a lot of rail lines and are doing so on a pretty rapid pace, and that is not true in the U.S.” These are some of the major projects expected to open in the U.S. in 2026: • Atlanta will launch a 3.1-mile BRT line from downtown Atlanta to the Atlanta BeltLine. • Baton Rouge, Louisiana, plans to complete a 9.3mile arterial rapid transit line to connect the north and south sides of the city to its downtown. • Kansas City will extend its streetcar line 0.7 miles to Berkeley Riverfront Park, while Orange County, California, expects to open its 4-mile streetcar line connecting the cities of Santa Ana and Garden Grove. • Seattle’s 7.5-mile light rail extension will 12 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
MIAMI-DADE COUNTY LAUNCHES INNOVATION PILOT WITH RECYCLING APP SCRAPP OPENING LINES Scrapp aims to directly engage with Miami-Dade residents and provide them with tailored, specific recycling information for their area, said Mikey Pasciuto, Scrapp’s co-founder and chief sustainability officer. Scrapp is also in the process of rolling out several other municipal deployments, and Pasciuto says the team will learn from its work with MiamiDade to inform future partnerships. Scrapp’s app platform is already available for users across the U.S. to access base features like interactive maps that point out recycling drop-off sites and a barcode feature where users receive recycling guidance by scanning items. By working closely with Miami-Dade, Scrapp will be able to offer expanded capabilities for residents there, such as educational features, information on weatherrelated impacts and settings for commonly-spoken languages in the region. Pasciuto says he’s excited for the company to take on the challenge of adding capabilities for MiamiSource: www.smartcitiesdive.com, Meagan Quinn, First Published Jan 16, 2026 The partnership with Scrapp, which offers recycling education and data analytics, got a boost from a $100,000 county innovation grant. DIVE BRIEF: • Creators of Scrapp, a recycling guidance app, are kicking off the year with a new pilot program in partnership with Miami-Dade County in Florida. The county has invested in several tech-centered innovations meant to boost waste diversion as its population grows. • Scrapp’s team is now working in earnest on scaling up its features for the county’s needs.That includes updating the app with regionally-specific collection day reminders, recycling guidance and the capability to navigate the app in Spanish and Haitian Creole, among other features. • The pilot is funded by a $100,000 grant from the Miami-Dade Innovation Authority, a nonprofit in collaboration with the county that invests in “earlyto-growth stage companies” to test and validate technologies. MDIA announced in November the grant recipients who won its fifth public innovation challenge, with this round focused on identifying waste and recycling solutions that could benefit the county. DIVE INSIGHT: Miami-Dade and the MDIA see these innovations as a key part of a long-term plan to reduce the amount of material sent to disposal by 40%, MDIA said. The county currently generates about 5 million tons of waste each year and has an estimated 37% recycling rate. Further complicating matters is the county’s longtime work to decide how to replace its refuse-derived fuel plant in Doral, which burned down in 2023. Officials are mulling the possibility of building a new waste campus that could include an incinerator. The Scrapp partnership, which is separate from the waste campus project, was first announced in November as part of MDIA’s Public Innovation Challenge. Clean Earth Innovations, which produces biochar from yard waste, and Fertile Earth Worm Farm, a composting company, also received grants as part of the program. 13 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
facing app, but the company does a lot of behind-thescenes work collecting recycling and diversion data for a range of diverse clients, including consumer products companies and the New England Patriots. “We’re analyzing all of their waste data in the back of house, and then running a procurement assessment to understand how they can design waste out of their systems,” Pasciuto said. The funding infusion from the MDIA grant is an important resource, he added.The pilot programs that have come from that process have helped the county constantly find “practical, sustainable solutions” to improve its waste management processes, said Aneisha Daniel, director of the Department of Solid Waste Management. Dade’s 39 municipalities and unincorporated areas. “Everybody has different recycling schedules and needs. We’ve worked with other municipalities before, but this will be a first for us in terms of size,” he said. Scrapp ultimately aims to help reduce recyclingrelated call volume to Miami-Dade’s 311 information system by providing a centralized spot for recycling information, he said. “This is the challenging part about waste, right? Consumers think it’s just one party managing the whole chain. On the waste side of things, we understand there’s more to it: a hauler, a hauling company, contracts with the municipality and, sometimes, a town recycling coordinator,” he said.“When the chain of command feels so muddy, we want one central system where residents can get their answers.” Scrapp first started in the dorms at the University of New Hampshire, and it has grown over more than five years since, according to the company website. Scrapp’s most recognizable product is its consumer14 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
OPENING LINES FAA AIRCRAFT GROUNDINGS OVER TRUSTEE VIOLATIONS SHOW NEED FOR OPERATOR DILIGENCE The FAA has long supported use of non-citizen trusts (NCTs) allowing non-U.S. owners to obtain an N-number registration for their aircraft. NBAA’s engagement on this matter resulted in a 2013 policy clarification by the agency that established detailed requirements for both the owner trustee and the underlying trust structure. Those include: • Clearly stating where the trustee entity is formed. • Verification of citizenship for all executives and voting entities. • Confirmation U.S. citizens hold actual control of the aircraft registered. Such information is required to be publicly available to those seeking to place their aircraft under an NCT. “When choosing a trust company, you want to Source: www.nbaa.org.,New Editor, First Published Jan 16, 2026 The recent grounding by the FAA of approximately 800 general aviation aircraft registered through a U.K.-based trustee highlights the need for operators to conduct thorough due diligence when utilizing an owner trust to facilitate U.S. aircraft registrations. On Jan. 13, the FAA invalidated all aircraft registrations through Southern Aircraft Consultancy Inc. (SACI), due to unspecified violations of U.S. citizenship requirements for trustees involved in aircraft registrations. These aircraft, including several dozen turbine-powered business aircraft, may not be operated unless reregistered, potentially through a valid trustee, or placed under a different country’s registry. 15 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
What Owners Need to Know. One possible bright spot, McCreary noted, comes from reports that SACI has entered into an agreement to be purchased by a U.S.-based trust company. While that should satisfy the citizenship requirement, it’s unclear how the FAA would handle reregistration of the affected aircraft. There is also the potential for greater attention by the FAA on other trust companies based outside the U.S. “The agency has always held trust companies under close scrutiny,” McCreary said. “However, trusts are valid and legal ways to register an aircraft and they’re absolutely critical to the industry. The FAA is not calling that into question.” thoroughly investigate and understand that the company does meet the FAA’s citizenship requirements,” said Benjamin Schwalen, NBAA general counsel and corporate secretary and staff liaison to the NBAA Tax Committee. “Anyone who engages with a trust company should carefully vet that entity,” added Scott McCreary, vice president for McAfee & Taft and member of the NBAA Tax Committee. “You need to understand who they are and what their reputation is. And that’s not just a one-time thing; it should be monitored frequently, like you would any other asset.” McCreary’s assessment about the SACI matter, and its broader implications for operators and other parties to aircraft ownership, is further detailed in a Jan. 14 LinkedIn summary he authored, FAA Invalidates Aircraft Registrations Issued to One Owner Trustee: 16 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
INTERNATIONAL CITY/COUNTY MANAGEMENT ASSOCIATION (ICMA) ONLINE ARTICLE INTERNATIONAL ECONOMIC DEVELOPMENT COUNCIL ONLINE ARTICLE SEAGOVILLE, TX SMALL-TOWN HEART, BIGCITY OPPORTUNITY PILOT POINT, TX HONORING THE PAST WHILE PREPARING FOR THE FUTURE DAYTON, TX PRESERVING SMALL-TOWN IDENTITY AMID TRANSFORMATION HALTOM CITY, TX REWRITING ITS STORY THROUGH STRATEGIC DEVELOPMENT ALAMO, TX A CITY OF CHOICE IN THE RIO GRANDE VALLEY TEXAS ASSOCIATION OF BUILDERS (TAB) ONLINE ARTICLE TEXAS MUNICIPAL LEAGUE ONLINE ARTICLE BEST OF TEXAS 17 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
SELMA, TX A SMALL CITY WITH BIGCORRIDOR MOMENTUM 18 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
PRESERVING SMA IDENTITY AMID TR DAYTON, TX AT A GLANCE CITY OF DAYTON WHAT: A rapidly growing Liberty County community founded in 1831, experiencing transformation from rural town to Houston suburb driven by Grand Parkway development and residential construction boom WHERE: Texas WEBSITE: www.cityofdaytontx.com THIS LIBERTY COUNTY COMMUNITY OF 10,000 GROWTH BY EMBRACING WHAT LIES AHEAD 19 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
ALL-TOWN RANSFORMATION 0 WELCOMES SUBURBAN Friday nights in Dayton, Texas, still revolve around football. The church fills pews on Sunday mornings. Families visit pumpkin patches on autumn weekends, snapping photos against backdrops of harvest displays. This rhythm has defined the Liberty County community since its 1831 founding as West Liberty, three miles west of the Trinity River. Yet beneath this timeless surface, Dayton is experiencing a transformation that few small Texas towns can match. 20 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
“A friend who moved here recently quoted after one of the Dayton Enhancement Committee events that she felt like she was in a Hallmark movie,” says Lacy Cooper-Bell, Board President of the Dayton Economic Development Corporation and longtime resident. “That stuck with me and I really liked that. We’ve got a long way to go, but I very much think about that when we are looking at new ideas for things to bring in so that we keep that small town environment.” The challenge facing Dayton’s leadership is to preserve this identity while managing unprecedented growth. With a population approaching 10,000 and climbing at 4.6 percent annually, the city sits at a crossroads familiar to many rural communities within Houston’s expanding orbit. Chris Jarmon, Director of Economic Development, frames the transition clearly: “For a long time this was a rural community. Within the last three years, up through the next maybe five to ten years, what you’ll see is really a process of suburbanization.” THE GRAND PARKWAY EFFECT The catalyst for Dayton’s metamorphosis runs through the city in the form of State Highway 99, better known as the Grand Parkway. This 180-mile circumferential toll road, conceptualized in the 1960s as Houston’s third loop, has already proven its transformative power in communities along its completed segments. Dayton leaders are watching closely and planning accordingly. “If you look at where the Grand Parkway has been built and then you fast forward five years, it just really fundamentally changes places,” Jarmon explains.“We expect that to happen to us too. Where now we have green space around the Grand Parkway, I don’t think it’ll be that way for very long.” The pattern is wellestablished across the Houston metro area. League City, for instance, expects the parkway to shift its identity from commuter suburb to economic hub comparable to The Woodlands. For Dayton, the Highway 99 corridor is more than improved connectivity to outer Houston. It signals commercial opportunity on a scale the historic railroad town hasn’t seen since oil development arrived in the 1920s. The city’s downtown revitalization vision ties directly to this anticipated growth, though leaders acknowledge the timeline goes several years out. Cooper-Bell and Jarmon both emphasize that maintaining Dayton’s character through this transition requires intentional effort, supporting local businesses and hosting community events at venues like The Crossroads. The goal is sharing the city’s values with newcomers rather than watching them fade. HOUSING FOR EVERY NEED Residential construction has overtaken nearly every major thoroughfare in Dayton. Jarmon’s 21 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01 DAYTON, TX
features multiple builders under one development. DR Horton constructed Medina on FM 1960. For buyers seeking acreage, Encino Estates and White Oak Trails off FM 1008 provide larger lots with builders like First America Homes alongside custom options. MI Homes is developing Trinity Landing on Highway 90. “We’re very fortunate in that we don’t really have that issue,” Jarmon says of housing availability.“Whether you want to live on a 50-foot lot or want some acreage, both are available to you and everything in assessment carries no exaggeration: “They are literally everywhere. Highway 90, FM 1960, SH 146. We have a big one called Freedom Trails that’s right on the Grand Parkway. When I say we have a lot of residential developments coming online, it is not an exaggeration. They’re all over the community.” The scale and variety distinguish Dayton from larger municipalities struggling with housing shortages. WestPointe Villages off Waco Street, built by Waterstone Development, offers homes from 1,400 to 2,000 square feet on 50-foot lots. River Ranch 22 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
TENANTS ARE REALIZING THE BENEFITS OF LOCATING AT GULF INLAND LOGISTICS PARK Designed to support manufacturing, warehousing, distribution, and railcar storage operations at scale, Gulf Inland Logistics Park offers industrial tenancy through buy, lease, and build-to-suit options, all backed by competitive pricing and best-in-class infrastructure. With tenants and developers such as Omnisource, LLC, and Clay Development, among others, selecting Gulf Inland as their operational base, the park continues to attract prominent players in the industrial space. LOCATE YOUR BUSINESS AT THE INTERSECTION OF RAIL AND ROAD Located at the intersection of the Grand Parkway, SH 99, and U.S. Highway 90 in Dayton, Texas, Gulf Inland provides expedient access to major highway systems, Gulf Coast ports, regional airports, and two Class I rail carriers: the Union Pacific Railroad and BNSF Railway. Positioned in the heart of the Gulf Coast petrochemical corridor, Gulf Inland lies within 100 miles of five Texas ports: Houston, Beaumont, Freeport, Galveston, and Port Arthur, while also providing direct connectivity to the North American rail network. “Locating your business to maximize supply chain efficiency is more important than ever,” says Marcus Goering, Gulf Inland Principal. Paul Connor, Gulf Inland Principal, adds that “Strategically producing, shipping, and receiving inventory from the right location can save valuable time, resources, and capital.” Road connectivity is equally robust, as Gulf Inland faces US Highway 90, SH 99, and SH 146. Beltway 8, I-10, I-45, and I-59 are all within a 25-mile radius. Hobby Airport and George Bush Intercontinental Airport are both less than an hour away. Located in Liberty County, the City of Dayton offers a business-friendly environment with convenient access to a highly skilled workforce of more than 3.9 million across the Greater Houston MSA, all within a <45-minute drive. UTILIZE RAILCAR STORAGE TO PROMOTE SPEED TO MARKET CMC Railroad, Gulf Inland’s rail service provider, offers dedicated, on-site service to all tenants. Gulf Inland currently supports over 1,000 railcar storage spaces, with planned expansion to exceed 2,000 railcar spaces in 2026. CMC Railroad services include five-day-a-week switching, next-day transload capabilities, on-site railcar repair and maintenance, and full logistics coordination with Class I railroads, reducing bottlenecks and accelerating speed to market. Both the BNSF and Union Pacific processing yards are immediately adjacent to the CMC railyard, further enhancing logistics efficiency. With unmatched connectivity, scale, and infrastructure, Gulf Inland Logistics Park is actively welcoming new tenants as on-site improvements continue with the second phase of development. To request additional information, contact Jeff Nations at (936)402-3480 or jeff@tir-llc.com.
INFRASTRUCTURE PARTNERSHIPS Rapid residential growth demands equally rapid infrastructure expansion; a challenge Dayton addresses through strategic partnerships rather than going it alone.The city maintains direct responsibility for water and sewer capacity, working to stay ahead of development demands. For everything else, coordination becomes the operative word. “It’s about partnerships,” Jarmon says.“We make sure we stay in contact with Entergy and let them know what we are seeing and what’s happening. We work between.” Price points span from the low $200,000s through the $500,000s, creating genuine diversity in an increasingly expensive Houston market. Projects exist in every phase: houses rising from foundations, infrastructure being laid, land deals closed but awaiting groundbreaking. The strategy behind this residential explosion is straightforward. “Our priority from a commercial standpoint is retail development,” Jarmon notes.“How do we take all of this housing that’s coming online and then leverage it into recruiting additional retail?” 26 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01 DAYTON, TX
NEW HOMES FROM THE Hello Dayton! 1 - Medina 2 - River Ranch 3 - River Ranch Estates Meet D.R. Horton Quality homes, built to last 1,415 sq. ft. to 2,808 sq. ft 2-3 Car Garage Covered Patio Full Sod + Sprinkler System Smart Home System Exceptional Customer Service/Warranty Amazing Amenity Centers Close to I-10 & Grand Parkway (99) MID $200s FEATURE HIGHLIGHTS: I-10 Hwy 90 Beltway 8 99 146 N FM 1960
www.drhorton.com/texas/houston/dayton 832.662.8400 view available homes in Dayton New community developments are continuously evolving and taking shape to fit the lifestyles of buyers. D.R. Horton is currently building in 2 outstanding communities across the City of Dayton. In the River Ranch community, homeowners can experience a “luxury at home” lifestyle, with an on-site 40-acre lagoon, pickle ball courts, dog parks, various playgrounds, walking trails, and a variety of spacious floorplans. In case you need a break from the bustling city, our Medina community is rich with amenities such as a lively recreation center complete with a shaded pavilion, tables, benches & bathrooms. Residents will adore the family-friendly playground, park, pool and the fishing pond this community offers. As Dayton continues to expand, we grow and evolve alongside it. By offering a wider range of thoughtfully designed floor plans tailored to diverse lifestyles, we create more opportunities for homeowners to find the right fit within our communities. At D.R. Horton, building homes goes beyond construction—it is about fostering a strong sense of community. About D.R. Horton D.R. Horton, “America’s Builder,” has been building families beautiful homes in desirable locations for 47 years. America’s largest homebuilder by volume since 2002, D.R. Horton has built more than 1,200,000 homes with quality, functionality, value and style in mind. For more information about D.R. Horton’s Houston Northeast division, please call (832) 6628400 or visit www.DRHorton.com. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Square footage dimensions are approximate. D.R. Horton is an equal housing opportunity builder. Where you live shapes how you live. We have homes for every stage in life. The choice is easy... choose D.R. Horton in Dayton, TX. River Ranch Medina River Ranch
very closely with the school district, Dayton ISD, to let them know what’s happening, what we’re seeing so that they can plan forward internally.”The district currently serves 5,663 students across seven schools, and those numbers will climb as subdivisions fill with families. Transportation infrastructure is a unique situation. TxDOT manages most main thoroughfares through the city, operating from an area office in nearby Liberty. The state agency is currently constructing a major railroad overpass that Jarmon believes will significantly address congestion issues. The project, slated for completion by the end of 2027, has been on TxDOT’s books for years and signifies substantial investment in Dayton’s traffic flow. “From a transportation standpoint, from an infrastructure standpoint, it is about maintaining partnerships with all the entities that are involved,” Jarmon explains.“Making sure everybody sees what we’re seeing so that everybody can stay ahead of the curve. Working with all the various entities who have a role to play just so everybody can really stay 29 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01 DAYTON, TX
here in town. I would say that’s priority number one for probably more than a few years.” The retail leakage problem afflicts many suburban communities, but Dayton’s situation carries particular urgency given the residential explosion underway. Thousands of new residents will need places to buy groceries, clothing, household goods, and everything else that fills daily life. Currently, those dollars flow to neighboring cities with established commercial corridors. Jarmon sees the housing boom as leverage. “The city’s approach focuses on attracting retailers who can anchor commercial development and provide the shopping options residents want and need,” he says. “With developments spanning every major highway and price points attracting diverse demographics, Dayton can now demonstrate market depth to potential retail tenants.” The median household income of $61,307 has nearly doubled since 2000, showing economic strength alongside population growth. ahead of it and make sure that the capacity is there to serve all the new folks coming in.” KEEPING DOLLARS LOCAL Ask Cooper-Bell about priorities for the next few years and her answer comes quickly and bluntly. “Definitely bringing in options for local shopping because our retail leakage is really terrible,” she says. “So many people live here, but the bottom line is they shop everywhere but here. We’ve got to give them some more options to shop and keep that money 30 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
The question is whether commercial development can keep pace with residential construction. Empty lots surround the Grand Parkway corridor today, but leaders expect that green space to transition rapidly as the highway’s economic impact takes hold. Creating a community where residents live, work, and shop locally rather than commuting in multiple directions is the ultimate goal. For now, giving Dayton residents reasons to keep their shopping dollars in Dayton remains the pressing challenge. PRESERVING IDENTITY THROUGH CHANGE The transformation Dayton faces is not unique to this Liberty County community. Small towns across the Houston metro area have watched their populations surge, their farmland converted to subdivisions, and their downtown squares adjust to an influx of newcomers unfamiliar with local traditions. The challenge is managing growth without losing the qualities that made the place attractive in the first place. “As you grow and develop and suburbanize, then how do you stay true to who you are and stay true to the values that make this such a great place to live and then share those values with all the new residents moving in?” Jarmon asks. “That’s the goal and the plan.” The methods are tangible rather than theoretical: hosting local events, supporting the school district, maintaining relationships with long-established businesses, supporting downtown and creating gathering spaces where old and new residents mix. The Dayton Enhancement Committee organizes community events that reinforce the small-town atmosphere of Cooper-Bell’s friend compared to a Hallmark movie. Friday night football at Dayton High School continues drawing crowds. The Crossroads serves as a venue for gatherings that build connection across generations. These efforts represent intentional choices about what kind of community Dayton will become as it crosses the threshold from rural to suburban. Founded in 1831 as West Liberty and home to six State Historical Markers, Dayton carries nearly two centuries of history into this next phase. The city that once prospered through sawmills, rice farming, 31 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01 DAYTON, TX
and oil development now faces prosperity driven by proximity to Houston and the Grand Parkway’s reach. Whether Dayton can maintain its soul while embracing this suburban future will define the next decade for this rapidly growing community. PREFERRED VENDOR/PARTNER n Gulf Inland Logistics Park www.gulfinlandlogisticspark.com Gulf Inland Logistics Park is a premier, Gulf Coast megasite spanning 3,800+ acres with capacity for 2,000+ railcar storage spaces. Located in Dayton, Texas, Gulf Inland offers expedient access to Gulf Coast ports, highways, and the BNSF and Union Pacific railroads. Sites for sale, lease, and build-to-suit are available now. n D.R. Horton www.drhorton.com D.R. Horton, founded in 1978 in Arlington, Texas, operates in 126 markets across 36 states. As the nation’s largest homebuilder since 2002, it delivers quality homes featuring livable designs, energy-efficient features, and strong warranties. Committed to innovation and craftsmanship, D.R. Horton leads in residential development. Information, pricing, and availability may change; square footage is approximate. Equal housing opportunity. n Empire Homes www.empirehomes.com For over 30 years, Empire Communities has crafted 38,000+ homes across North America. As a leading privately held builder, Empire creates attainable, vibrant neighborhoods in Ontario and the U.S. With 27,000 homesites in development, they remain dedicated to building spaces where dreams take root for every stage of life. 32 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
REWRITING IT THROUGH STRATEGIC DEVELOPMENT HALTOM CITY, TX AT A GLANCE HALTOM CITY WHAT: A 12.4-square-mile municipality in Northeast Tarrant County undergoing significant economic revitalization through strategic infrastructure investment, commercial development, and fiscal reform WHERE: Texas WEBSITE: www.haltomcitytx.com 33 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
TS STORY T AND FISCAL DISCIPLINE THIS TEXAS MUNICIPALITY HAS TRANSFORMED ITSELF INTO A COMPETITIVE ECONOMIC PLAYER THROUGH INFRASTRUCTURE INVESTMENT, DIVERSIFIED REVENUE STREAMS, AND MAJOR COMMERCIAL PROJECTS. A genuine civic success story has unfolded in Haltom City. Founded in 1932 on grassland belonging to rancher and jeweler G.W. Haltom, the city had previously fallen from its post-war origins and needed an injection of revitalization to bring it back to its former glory, while playing to a great future ahead. What followed has been a deliberate, strategic 34 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
pivot that began transforming perceptions and attracting the kind of development that had long eluded the community. “We set out to make ourselves more competitive, more attractive,” Rex Phelps, City Manager explains. The approach required more than cosmetic fixes. City officials focused on infrastructure improvements, particularly along the Northeast Loop 820 corridor, installing utilities and constructing landscaped frontage roads that signaled serious intent to developers. Robert Briggs, director of economic development, notes the city worked to “diversify economic makeup” beyond its historical reliance on manufacturing. The strategy was straightforward: broadening the tax base through retail and mixeduse development, reducing dependence on property taxes that had long burdened residents. The momentum has become self-reinforcing. With $155 million in new construction and capital improvements recorded in a recent year, and sales tax revenue growing 4.4% year-over-year, Haltom City now ranks in the top 100 of Texas’s 1,221 cities for sales tax generation per-capita. Mayor Dr. An Truong frames the transformation simply: “This is a true comeback, a true revitalization.” The progress follows years of disciplined execution, but city leaders acknowledge the work remains ongoing as they position Haltom City to compete with neighboring Northeast Tarrant County municipalities. LOCATION, INFRASTRUCTURE, AND ECONOMIC DIVERSIFICATION Haltom City’s geographic position offers advantages that city leaders have worked methodically to exploit. The city is located at the intersection of major transportation corridors including Hwy 377, NE Loop I-820 and Hwy 121, with DFW International Airport just 20 miles away. “We’re centrally located between Dallas and Fort Worth, and we’re right off several major highways,” Briggs says.“We have great access to the airport; we have great access to the Alliance corridor.” The Alliance corridor reference points to the industrial powerhouse anchored by Fort Worth Alliance Airport, billed as the world’s first purely industrial airport. Beyond highways, Haltom City participates in 35 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01 HALTOM CITY, TX
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Creation is a nationally recognized real estate development firm redefining how places are imagined, built, and experienced. With $4.4 billion in active developments across eight states, the company leads with a fully integrated approach—managing land acquisition, entitlement, design, construction, and disposition entirely in-house to ensure efficiency, quality, and intentionality at every step. More than developers, Creation is a catalyst for innovation. Through Creation Ventures—its investment and incubation arm—the company backs bold ideas and visionary founders, having co-founded multiple companies and supported more than 100 emerging businesses since 2015. This synergy between real estate and venture innovation allows Creation to shape projects and partnerships that spark connection, outperform expectations, and deliver long-term value. Operating from headquarters in Phoenix and Dallas, Creation continues to rank among the nation’s fastest-growing companies. Guided by founders David Sellers and Bob Agahi, the team combines creative thinking, strategic insight, and deep market expertise to create places that lead with experience and perform with purpose. At Creation, every project reflects a commitment to forward-thinking design, meaningful impact, and the belief that the best ideas are still ahead. Creating What’s Next. LONG BRANCH MCKINNEY,TX Creation backs bold ideas and visionary teams to deliver innovation across real estate development, hospitality, and alternative investments. We fuse creativity, strategy, and market insight to shape projects that spark connection, deliver lasting value and redefine what’s possible. This is a team where people lead with insight, create with intention and are ready to define what’s next. CREATIONEQUITY.COM | 602.600.6363 CRE-Business-View-Magazine-Half-Page-Ad-2025-1127.indd 2 11/27/25 6:05 AM HALTOM CITY, TX
Foreign Trade Zone #39 (DFW) and #196 (Alliance), allowing companies to defer customs duties on imported goods until they leave the zone. For manufacturers and distributors, this creates tangible cost advantages.The city’s connectivity includes the DFW metroplex’s explosive growth, with the region adding people daily and surpassing 8.3 million residents. “474 people move to DFW every day according to the North Texas Commission,” Briggs notes, describing the influx as a renewable resource for labor and consumer spending. Economic diversification drives current development strategy. Phelps explains the city had become “overly dependent on manufacturing” and needed to broaden its revenue base. The solution involved attracting retail, restaurants, and mixed-use projects that generate sales tax rather than relying predominantly on property taxes. “We’re really trying to diversify our tax base,” Briggs says. “We want to make sure we have a good mix of retail, commercial, industrial.” This diversification positions Haltom City to compete effectively with neighboring municipalities like North Richland Hills, Watauga, and Richland Hills, all vying for development dollars in the crowded Northeast Tarrant County market. MAJOR PROJECTS RESHAPING HALTOM CITY The H Mart Plaza anchors Haltom City’s development ambitions. This 50-acre mixed-use project at NE Loop 820 and N. Beach St. covers 193,000 square feet and features the seventh Texas location of H Mart, America’s largest Asian-owned grocery chain. The plaza reached 100% leased in December 2025, months ahead of its spring 2026 opening, with over 40 tenants signed including restaurants, cafes, bakeries, and specialty retailers. “H Mart Plaza is a perfect example of the kind of vibrant, communityfocused development we aim to bring to Haltom City,” Phelps says.“With all spaces leased and a great mix of businesses, this development is a significant milestone for the city.” The project’s impact isn’t just retail.The broader 50acre site includes 653,000 square feet of distribution and logistics centers, capitalizing on the city’s 38 CIVIL AND MUNICIPAL VOLUME 07, ISSUE 01
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