a market profile of the westside development market area · 2017-12-04 · the near westside of san...
TRANSCRIPT
A Market Profile of the Westside Development Market Area
Prepared by
Steve Nivin, Ph.D.
Prepared for
Westside Development Corporation
January 8, 2016
1
I. Executive Summary
The near Westside of San Antonio, encompassed by the boundaries of the Westside
Development Corporation (WDC), includes about a 16.5 square mile area. Bandera,
Fredericksburg, and Cincinnati Roads border this area on the north, Highway 90 on the south,
Acme Road and 36th Street on the west, and I-35 South on the east (see Map 1). As of 2015, the
area is home to almost 104,000 people consisting of 22,200 families and 30,420 households. The
median age of the population is 31.3 years and is expected to get a bit older by 2020, and the largest
cohorts by age group are in their prime earning years from 25 to 64 years old. The area is rich in
Hispanic heritage and culture, which is to be expected since 93.1% of the population is Hispanic.
Most of the workers in the area work in the services industry (49.4%), construction
(16.7%), and retail trade (11.3%). This also matches in large part with the types of businesses in
the area with the most being in retail trade (441 businesses), finance and insurance (216
businesses), health care and social assistance (216 businesses), and accommodation and food
services (216 businesses). The educational attainment of the population older than twenty-five
years is relatively low with only 7.1% of the population have an associate degree or higher. As
might be expected, the income levels are also somewhat lower than other areas of the city. The
median household income as of 2015 was $23,717, and the per capita income was $10,706.
However, there is a sizeable amount of total income in the area of about $1 billion. Additionally,
estimates were made of the incomes generated by the informal economic activity that might be
occurring in the area, and when this is included in the income numbers the per capita income
increases to about $14,448, and total income increases to about $1.4 billion. The largest amount
of this income is annually spent on shelter ($219 million), transportation ($148 million), and
pensions and social security ($88,702,775). Households in this area also spend over $73 million
per year on groceries, over $60 million in health care, and over $45 million eating at restaurants.
Even with all of this spending, there is still a large amount of leakage of economic activity
out of the area in some retail sectors. The largest gaps are in automobile dealers, department and
merchandise stores, furniture and home furnishings stores, building materials, clothing and shoe
stores, and electronics and appliance stores. There also appears to be a large saturation in the
market for grocery stores, gasoline stations, auto parts stores, and restaurants and drinking places
of all types.
2
There are certainly opportunities for redevelopment along many of the major thoroughfares
in the WDC area, as not only are there some large retail gaps, but there is fairly heavy traffic
volume along many of the roads that could attract clients from other area of town with the right
development. However, there are at least three larger corridors within the WDC area that could be
primed for redevelopment.
One of the corridors is the area immediately around West Commerce as it comes out of
downtown toward Alazan Creek. This are is currently going through a master planning process, so
it is receiving quite a bit of attention from many development agencies focused on central city
development. This is a corridor with many assets that could act as catalysts for development like
the VIA multimodal station and UTSA’s downtown campus, and the vibrant activity that will come
with the San Pedro Creek development could also spur economic activity in this area, if urban
design elements are put in place to attract people across the highway. The corridor also includes
some of the Zona Cultural district with many arts and cultural amenities located within the corridor
or nearby.
Another corridor potentially ripe for development is on the northeast side of the WDC area
along Fredericksburg Road. This is an area that sits in the middle of some active development
activity in the Deco District further north up Fredericksburg Road and to the east near San Antonio
College along San Pedro and McCullough Avenue. This is similar to the dumbbell-shaped
development pattern we are seeing in the downtown area but on a smaller scale, and the downtown
area is starting to see the core area start to benefit from the energy at the north and south ends of
downtown. A similar phenomenon is possible along this Fredericksburg Corridor.
A third potential corridor is the university corridor. This is a rather large potential corridor
of development on the west and northwest side of the WDC area anchored on both ends by St.
Mary’s University and Our Lady of the Lake University. In between the universities are nice
lifestyle amenities in Rosedale Park and Zarzamora Creek. With the dense residential areas around
the universities and the student activity, these areas could support some mixed use development
further supported by the possibility of encouraging pedestrian traffic between the two universities
and throughout the corridor with bike paths, trails, and other possible improvements.
3
Map 1: Westside Development Corporation Geography
II. Introduction
In this report, the demographic and socioeconomic characteristics of the Westside
Development market area and suggested corridors for potential development are discussed. The
next section highlights the demographic and socioeconomic characteristics of the WDC area. The
following section discusses some potential corridors that might be primed for development,
although there are several opportunities for redevelopment within the area. There are also three
appendices. The first appendix briefly discusses the methodology used to estimate the informal
economic activity in the area. The second and third appendices contain additional charts on the
demographics and socioeconomics of a couple of the corridors.1
1 Unless otherwise specified, the data discussed in this report comes from ESRI.
4
III. The Socioeconomics and Demographics of the Westside Area
Population
The total population in the WDC area was 103,944 as of 2015 (Chart 1). This is a slight
increase of 286 people since 2010. However, population growth is expected to accelerate in the
area to 106,500 people through 2020. This is a growth of 2.5% over this period. In 2015, the
population was 50.7% male and 49.3% female, and as the population grows in the area, this
proportion of male-to-female is expected to stay the same (Chart 2).
103,658 103,944
106,500
102,000
102,500
103,000
103,500
104,000
104,500
105,000
105,500
106,000
106,500
107,000
2010 2015 2020
Chart 1. Population in the WDC Area
5
As shown in Chart 3, the population in the WDC area is largely young to middle-aged with
the largest cohort of the population being in the 25-34 year old age group, followed by the cohorts
of 45-54 and 35-44 year olds, respectively, as of 2015. In 2020, it is projected that the 25-34 year-
old group will still be the largest segment of the population, but the 35-44 year-old cohort will
grow larger than the 45-54 year-old group. There is also projected to be sizable growth in the older
cohorts of 55-64 and 65-74 year-olds. Thus, there is expected to be an aging of the population in
the WDC area, just as is being experienced throughout the country, as the Baby Boomer generation
ages. Further evidence of this aging is shown in Chart 4 showing the increase in the median age
from 30.9 years in 2010 to 31.3 years in 2015 and a slight acceleration in the increase in the median
age to 32.9 years by 2020. However, the median age in the WDC area has been below the median
age for the city of San Antonio at 32.8 and 33.5 years in 2010 and 2015, respectively, and the
population in the WDC area is expected to stay younger than that in the city as a whole with a
projected median age in San Antonio of 34.3 years in 2020.
52,330
52,692
54,016
51,328 51,251
52,483
49,500
50,000
50,500
51,000
51,500
52,000
52,500
53,000
53,500
54,000
54,500
2010 2015 2020
Chart 2. Population by Gender in the WDC Area
Male
Female
6
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
Age 0-
4
Age 5-
9
Age
10-14
Age
15-19
Age
20-24
Age
25-34
Age
35-44
Age
45-54
Age
55-64
Age
65-74
Age
75-84
Age
85+
Chart 3. Population by Age in the WDC Area
2010
2015
2020
30.9
31.3
32.9
29.5
30
30.5
31
31.5
32
32.5
33
33.5
2010 2015 2020
Yea
rs
Chart 4. Median Age of Population in the WDC Area
7
The population in this area is almost all Hispanic (of any race) with 93.1% of the people in
the area being of Hispanic origin (Chart 5). By race, 70.4% of the population is white, while 22.0%
are of some other race, and 3.1% of the people are black. As one becomes familiar with the WDC
area, it is clear that the Hispanic heritage and culture has a large imprint on the economy, and these
demographic data support that observation.
As of 2015, there were 30,420 households in the WDC area, which is a slight increase from
30,030 in 2010. The number of households is projected to accelerate through 2020 to 31,349, a
3.1% increase. While the number of households is increasing, the size of the households has been
decreasing and is expected to continue to decrease slightly to 3.18 people per household in 2020
from 3.19 people per household in 2015 (Chart 6).
0.0%10.0%20.0%30.0%40.0%50.0%60.0%70.0%80.0%90.0%100.0%
0
20,000
40,000
60,000
80,000
100,000
120,000
Chart 5. Population by Race and Ethnicity in the WDC
Area: 2015
Number
Percent
8
30,030
30,420
31,349
29,000
29,500
30,000
30,500
31,000
31,500
2010 2015 2020
Chart 6. Number of Households in the WDC Area
3.22
3.19
3.18
3.16
3.17
3.18
3.19
3.2
3.21
3.22
3.23
2010 2015 2020
Chart 7. Average Household Size in the WDC Area
9
A family is defined as a group of two or more people related by birth, marriage or adoption
and residing together, while households consist of all people residing in a housing unit regardless
of relation2. Following a trend opposite of household formation in the WDC area, the number of
families is expected to increase by 2.4% from 2015 to 2020.
Within the WDC area, 22.1% of the population twenty-five years or older has at least
some college with 1.2% of the population having a graduate or professional degree and 3.3%
having a bachelor’s degree. Almost half (45.5%) of the population do not have a high school
diploma while 32.4% of the population graduated from high school or has a GED equivalent
(Chart 9).
22,100
22,200
22,739
21,600
21,800
22,000
22,200
22,400
22,600
22,800
2010 2015 2020
Chart 8. Number of Families in the WDC Area
10
Employment and Income
Total employment in the WDC area is 31,888. A large portion of this employment is in the
services sector2 (15,049 jobs) and retail (6,685 jobs). Chart 10 shows the proportion of employment
in each industry. The services sector is clearly the largest employer in the area accounting for
49.4% of all employment. Accounting for 16.7% of the employment in the area, the construction
industry is the second largest employer followed by retail trade at 11.3%. Chart 11 shows the
employment by industry in a bit more detail. By this view, the largest number of workers are
employed in health care and social assistance (6,018), educational services (4,189), and retail trade
(3,754). Looking at the employment by occupation (Chart 12), there is an even split between white
collar and blue collar workers in the area. The largest number of people work in services
occupations (29.3%), but 15.5% of the laborers work in construction or extraction occupations.
2 Services includes hotels and lodging, automotive services, motion pictures and amusements, health services, legal
services, education institutions and libraries, and other services.
26.5%
19.0%
24.3%
8.1%
15.0%
2.6%3.3% 1.2%
Chart 9. Population Aged 25+ by Educational Attainment
in the WDC Area: 2015
< 9th Grade
9th-12th Grade, No Diploma
High School Graduate
GED/Alternate Credential
Some College, No Degree
Associate Degree
Bachelor's Degree
Graduate/Professional Degree
11
The third largest occupation is administrative support with 14.6% of the workforce working in this
occupation.
0.3%
16.7%
7.3%
2.4%
11.3%
3.6%
1.0%
4.9%
49.4%
3.2%
0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%
Agriculture/Mining
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation/Utilities
Information
FIRE
Services
Public Administration
Chart 10. Proportion Employment in the WDC Area by
Industry: 2015
12
097
1,4731,532
1,4053,754
357716
1,3311,008
18367
1,1434,189
6,018114
2,8581,778
3,661112
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000
Agriculture, Forestry, Fishing & Hunting
Mining
Utilities
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation & Warehousing
Information
Finance & Insurance
Professional, Scientific & Tech Services
Legal Services
Management of Companies & Enterprises
Administrative , Support, Waste Mgt & Remediation Services
Educational Services
Health Care & Social Assistance
Arts, Entertainment & Recreation
Accommodation & Food Services
Other Services (except Public Administration)
Public Administration
Unclassified Establishments
Chart 11. Employment by Industry in the WDC Area: 2015
35.3%
4.7%
8.0%
8.0%
14.6%
29.3%
35.4%
0.1%
15.5%
4.7%
7.7%
7.3%
0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0%
White Collar
Management/Business/Financial
Professional
Sales
Administrative Support
Services
Blue Collar
Farming/Forestry/Fishing
Construction/Extraction
Installation/Maintenance/Repair
Production
Transportaiton/Material Moving
Chart 12. Proportion Employment in the WDC Area by
Occupation: 2015
13
Income levels will be driven by education and training levels and the industries and
occupations in which the person works, and this seems to be reflected in the WDC area. While
income levels in the area are low relative to some other areas of the city, there is about $1 billion
in income in the WDC area. If income estimated to be earned from informal economic activities
is included, total incomes total about $1.4 billion (see Appendix A). Median household income
(Chart 13) was $23,717 in 2015 and is projected to increase by 9.1% to $25,872 in 2020. By this
measure, household incomes in the WDC area was 53% lower than the income level for the entire
city of San Antonio at $44,671 in 2015, although this gap is expected to shrink a bit by 2020 to
50% of the city income level - $51,045.
The level of median household income by age group in the WDC area (Chart 14) follows
a typical pattern with the 45-54 year olds having the highest median household incomes. These are
the prime earning years for most people, so this is expected. This age group had a median
household income in 2015 of $31,915, and it is projected to increase to $36,223 in 2020. As noted
earlier, this is also one of the largest age groups by population. The three other largest age groups
by population in this area – 25-34 years, 35-44 years, 55-64 years – also have some of the highest
household incomes.
Chart 15 shows the distribution of median household disposable income by age group in
this area. As expected, the distribution looks very similar to that of the median household incomes
just discussed, but it is worthwhile to note the disposable income levels, since this is the actual
amount of income households have to spend. The 45-54 year-old age group had the highest
disposable incomes at $27,897 in 2015, but the 35-44 year-old age group only had slightly lower
disposable income at $27,080.
14
$23,717
$25,872
$22,500
$23,000
$23,500
$24,000
$24,500
$25,000
$25,500
$26,000
$26,500
2015 2020
Chart 13. Median Household Income in the WDC Area
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
<25 Years 25-34
Years
35-44
Years
45-54
Years
55-64
Years
65-74
Years
75+ Years
Chart 14. Median Household Income by Age in the WDC
Area
2015
2020
15
The average household income in the WDC area at $32,292 in 2015 was higher than the
median household income due to the fact that there are several households in the area with very
high incomes as shown in Table 1. In fact, the area has 2,359 households (7.8% of all households)
with annual incomes greater than $75,000. This number is projected to increase by 2020 to 3,330
households or 10.7% of all households.
$15,132
$23,220
$27,080$27,897
$20,693
$18,362
$15,069
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
<25 Years 25-34 Years 35-44 Years 45-54 Years 55-64 Years 65-74 Years 75+ Years
Chart 15. Median Household Disposable Income by Age:
2015
16
Table 1. Households by Income in the WDC Area
2015 2020
Income Range Number Percent Number Percent
<$15,000 9,238 30.4% 9,667 30.8%
$15,000 - $24,999 6,541 21.5% 5,452 17.4%
$25,000 - $34,999 4,790 15.7% 4,697 15.0%
$35,000 - $49,999 4,423 14.5% 4,807 15.3%
$50,000 - $74,999 3,070 10.1% 3,396 10.8%
$75,000 - $99,999 1,371 4.5% 1,868 6.0%
$100,000 - $149,999 783 2.6% 1,209 3.9%
$150,000 - $199,999 139 0.5% 177 0.6%
$200,000+ 66 0.2% 76 0.2%
As shown in Chart 17, per capita income in the WDC area was $10,706 in 2015 and is
anticipated to increase by 10.8% to $11,857 by 2020. Per capita income across the city was $23,717
in 2015 with projected growth of 12.8% to $26,755 by 2020.
By comparison to the entire city, per capita income was 45.1% lower than the entire city,
and if the projections turn out to be accurate, the per capita income in the area, although growing,
will get lower relative to the city as a whole. However, there is a fairly sizeable informal economy
$32,292
$35,979
$30,000
$31,000
$32,000
$33,000
$34,000
$35,000
$36,000
$37,000
2015 2020
Chart 16. Average Household Income
17
in the WDC area that reduces the gap in measured income (see Appendix A). Income earned from
the informal economy in the WDC area was estimated for 2015. By this estimate per capita
incomes were actually about $3,742 higher due to activity in the informal economy. This measure
of income including the income from the informal economy for 2015 is shown in the green bar in
Chart 17.
Housing Market
Of the 33,733 housing units in the area as of 2015 (Chart 18), 49.4% were owner occupied,
42.4% were renter occupied, and the balance of 8.2% of the properties were vacant (Chart 19).
The balance of owner occupied to renter occupied has stayed fairly stable over time with a slight
decrease in owner occupied properties, which is expected to continue into 2020. As shown in Chart
$10,706
$14,448
$11,857
$0
$2,000
$4,000
$6,000
$8,000
$10,000
$12,000
$14,000
$16,000
2015 (w/o informal
income)
2015 (w/ informal income) 2020 (w/o informal
income)
Chart 17. Per Capita Income in the WDC Area
18
20, the median home value in the WDC area was $83,005 in 2015 and is projected to increase by
3.2% to $85,689 by 2020.
33,110
33,733
34,835
32,000
32,500
33,000
33,500
34,000
34,500
35,000
2010 2015 2020
Chart 18. Number of Housing Units in WDC Area
19
51.7%
39.8%
8.5%
49.4%
42.4%
8.2%
48.8%
43.0%
8.2%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
Owner Occupied Renter Occupied Vacant
Chart 19. Proportion of Housing Units by Ownership
Status in the WDC Area
2010 2015 2020
$83,008
$85,689
$81,500
$82,000
$82,500
$83,000
$83,500
$84,000
$84,500
$85,000
$85,500
$86,000
2015 2020
Chart 20. Median Home Value in WDC Area
20
Consumer Expenditures
Chart 21 shows the total expenditures across a variety of goods and services by households
in the WDC area.3 By far the largest amount of spending is on shelter and transportation followed
by other necessities like pensions and social security, utilities, food, and health care.
Table 2 provides data on the retail demand and supply in the WDC area. Retail sales
(supply) estimates sales4 to consumers by establishments. Retail potential (demand) estimates the
expected amount spent by consumers at retail establishments. Both retail sales and retail potential
are in current dollars. The retail gap represents the difference between retail potential and retail
sales. Industries characterized by large positive retail gaps in the market area, indicating large
3 Household expenditures shows the amount spent on a variety of goods and services by households that reside in
the market area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer
spending does not equal business revenue.
4 Sales to businesses are excluded.
$218,563,349
$147,816,664
$88,702,775
$73,829,372
$73,517,872
$60,153,509
$45,119,351
$41,541,569
$32,394,899
$30,246,623
$24,682,953
$22,830,384
$22,763,738
$16,480,484
$14,133,427
$10,680,528
$10,193,220
$6,998,014
$6,530,299
$5,648,912
$0 $100,000,000 $200,000,000 $300,000,000
Shelter
Transportation
Pensions and Social Security
Utilities, Fuel and Public Services
Food at Home
Health Care
Food Away from Home
Entertainment and Recreation
Apparel and Services
Support Payments/Cash Contribution/Gifts in Kind
Household Furnishings and Equipment
Travel
Household Operations
Education
Miscellaneous
Personal Care Products & Services
Housekeeping Supplies
Alcoholic Beverages
Smoking Products
Life/Other Insurance
Chart 21. Total Household Expenditures in the WDC Area
21
leakage of retail potential, include general merchandise stores ($56,174,093), followed by
automobile dealers ($49,258,044), and clothing and clothing accessories stores ($7,904,739). The
largest retail gaps in the area are negative indicating an over-supply of retail in the area. Industries
with the largest negative retail gaps include gasoline stations (-$166,722,892), food and beverage
stores (-$161,558,109) – especially grocery stores (-$158,994,965), and auto parts, accessories,
and tire stores (-$9,448,637).
Table 2. Retail Market Gaps in the WDC Area Demand Supply
Industry Group (Retail Potential) (Retail Sales) Retail Gap
Motor Vehicle & Parts Dealers $76,431,453 $38,777,122 $37,654,331
Automobile Dealers $67,109,276 $17,851,232 $49,258,044
Other Motor Vehicle Dealers $3,825,974 $5,981,052 -$2,155,078
Auto Parts, Accessories & Tire Stores $5,496,202 $14,944,839 -$9,448,637
Furniture & Home Furnishings Stores $8,221,318 $3,849,043 $4,372,275
Furniture Stores $5,058,653 $2,719,519 $2,339,134
Home Furnishings Stores $3,162,666 $1,129,524 $2,033,142
Electronics & Appliance Stores $9,932,082 $6,477,322 $3,454,760
Bldg Materials, Garden Equip. & Supply Stores $11,091,475 $6,053,833 $5,037,642
Bldg Material & Supplies Dealers $9,764,474 $2,570,759 $7,193,715
Lawn & Garden Equip & Supply Stores $1,327,002 $3,483,073 -$2,156,071
Food & Beverage Stores $68,692,606 $230,250,715 -$161,558,109
Grocery Stores $63,461,807 $222,456,772 -$158,994,965
Specialty Food Stores $2,278,983 $5,839,178 -$3,560,195
Beer, Wine & Liquor Stores $2,951,816 $1,954,765 $997,051
Health & Personal Care Stores $27,901,213 $29,237,163 -$1,335,950
Gasoline Stations $39,362,435 $206,085,327 -$166,722,892
Clothing & Clothing Accessories Stores $22,491,776 $14,587,037 $7,904,739
Clothing Stores $16,367,248 $13,239,202 $3,128,046
Shoe Stores $2,824,434 $0 $2,824,434
Jewelry, Luggage & Leather Goods Stores $3,300,095 $1,347,834 $1,952,261
Sporting Goods, Hobby, Book & Music Stores $8,204,841 $3,168,479 $5,036,362
Sporting Goods/Hobby/Musical Instr Stores $6,260,619 $1,517,527 $4,743,092
Book, Periodical & Music Stores $1,944,222 $1,650,951 $293,271
General Merchandise Stores $65,684,104 $9,510,011 $56,174,093
Department Stores Excluding Leased Depts. $21,730,496 $4,584,662 $17,145,834
Other General Merchandise Stores $43,953,607 $4,925,349 $39,028,258
Miscellaneous Store Retailers $10,691,746 $14,686,233 -$3,994,487
Florists $345,420 $1,496,919 -$1,151,499
22
Office Supplies, Stationery & Gift Stores $2,377,619 $1,296,556 $1,081,063
Used Merchandise Stores $2,198,675 $4,185,786 -$1,987,111
Other Miscellaneous Store Retailers $5,770,033 $7,706,973 -$1,936,940
Nonstore Retailers $21,176,258 $2,019,376 $19,156,882
Electronic Shopping & Mail-Order Houses $18,241,736 $540,312 $17,701,424
Vending Machine Operators $1,035,301 $1,180,476 -$145,175
Direct Selling Establishments $1,899,220 $298,587 $1,600,633
Food Services & Drinking Places $42,156,618 $81,016,330 -$38,859,712
Full-Service Restaurants $15,393,876 $23,276,612 -$7,882,736
Limited-Service Eating Places $23,253,107 $50,689,781 -$27,436,674
Special Food Services $910,325 $1,341,936 -$431,611
Drinking Places - Alcoholic Beverages $2,599,310 $5,708,001 -$3,108,691
Industry Structure
There are 2,493 businesses established in the WDC area. The leading industry as measured
by number of businesses in the WDC area is retail trade with 441 businesses (Chart 22). As shown
in Chart 23, food and beverage stores dominate the retail industry with 123 businesses, followed
by motor vehicle and parts dealers, and miscellaneous store retailers. The industry with the second
largest number of businesses in the area is other services (except public administration). This is
basically a catch-all category that includes all of the other services not captured in the other service
industry categories listed in the chart. For example, one sector of this industry for which data are
provided is the automotive repair and maintenance sector, which has 91 businesses in the area. The
accommodation and food services (i.e., restuarants), health care and social assistance, and finance
and insurance also have a fairly sizable presence in the area. In the accommodation and food
services sector, of the 216 businesses in the area, 201 of them are food services and drinking places.
In the finance and insurance sector, most of these are depository/credit institutions of some type
(123 businesses), real estate firms (97 businesses), and insurance firms (89 businesses).
23
021
18087
118441
3540
216143
451
8885
21625
216398
8868
0 50 100 150 200 250 300 350 400 450 500
Agriculture, Forestry, Fishing & Hunting
Mining
Utilities
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation & Warehousing
Information
Finance & Insurance
Professional, Scientific & Tech Services
Legal Services
Management of Companies & Enterprises
Administrative , Support, Waste Mgt & Remediation Services
Educational Services
Health Care & Social Assistance
Arts, Entertainment & Recreation
Accommodation & Food Services
Other Services (except Public Administration)
Public Administration
Unclassified Establishments
Chart 22. Number of Businesses by Industry: 2015
91
15
18
30
123
22
24
20
12
22
57
8
0 20 40 60 80 100 120 140
Motor Vehicle & Parts Dealers
Furniture & Home Furnishings Stores
Electronics & Appliance Stores
Bldg Material & Garden Equipment &…
Food & Beverage Stores
Health & Personal Care Stores
Gasoline Stations
Clothing & Clothing Accessories Stores
Sport Goods, Hobby, Book, & Music Stores
General Merchandise Stores
Miscellaneous Store Retailers
Nonstore Retailers
Chart 23. Number of Retail Businesses: 2015
24
Traffic Count
The traffic count data tracks peak and low traffic volume by the number of vehicles that
cross a certain point of a street location and are presented as average daily traffic volume. Traffic
counts are classified into six volume categories and mapped as increasingly large and bright color
icons for easy traffic pattern detection as indicated in the following table.
Table 3. Key to Traffic Volume Map
Color of Icon Average Daily Traffic Volume (vehicles per day)
Yellow Up to 6,000
Orange 6,001-15,000
Red 15,001-50,000
Purple 50,001-100,000
Blue Greater than 100,000
25
Map 2: Traffic Count in the WDC Area
There are thoroughfares within the WDC area with a relatively high volume of traffic flow
(Map 2). As expected, the highest volume of traffic is on the highways of U.S. Highway 90 along
the southern border of the WDC area and Interstate 10 on the eastern border of the area. Among
the inner streets, Culebra and General McMullen have highest traffic volumes followed by West
Commerce and Zarzamora. On the far west side of the area, Enrique Barrera Road, Castroville
Road, and 36th Street show traffic counts over 15,000 vehicles per day, and on the far northeast
side of the area, Fredericksburg Road has traffic counts in the 23,000-26,000 range.
26
IV. Areas of Potential Development
West Commerce
West Commerce is a corridor of interest to local municipal development and planning
agencies as indicated by the current master plan5 being developed along the corridor from Frio to
Colorado Streets (see Map 3). Even though this is a relatively small corridor, there are many assets
in the area that could act as catalysts for development. These include the UTSA downtown campus,
the new VIA Multimodal Center, the West Commerce bridge, and Alazan Creek. This area also
includes part of the Zona Cultural district. The district also extends across the highway where
many arts and cultural centers including Market Square, San Pedro Creek, Alameda Theater, Main
Plaza, and Military Plaza are located. “The mission of the Zona Cultural is to support, develop and
link concentrations of cultural, historic, commercial and entertainment experiences authentic to
San Antonio.”6
This area around West Commerce, as denoted by the blue boundary in Map 3, is not densely
populated with only 911 people residing in the area in 169 households. It is an older population
relative to the rest of the WDC area and the city of San Antonio with a median age of 37.1 years
and the largest proportion of the population in the 45 to 54 year-old cohort at 16.6%. The
population is mostly Hispanic with 77.1% of the population of Hispanic origin compared to 64.3%
for the city of San Antonio and 93.1% in the entire WDC area. Median household income is
relatively low at $22,143, although 6.5% of the households have incomes greater than $100,000.
As might be expected given the low income levels, educational attainment in the area is relatively
low with only 9.2% of the population older than twenty-five years having at least an associate’s
degree. The median home value is $76,429 as of 2015, and 51.8% of the homes are renter occupied,
25.7% owner occupied, and 22.5% vacant. The largest number of businesses in the area is in the
finance and insurance industry with most of those being insurance carriers and other financial
vehicles, possibly being bail bonds businesses to a large extent. The largest amount of spending
by those living in the area went to retail goods and shelter by substantial amounts. There is also a
large amount of leakage from the area in retail spending. This is due in part to the small size of the
5 For full disclosure, Steve Nivin, Ph.D. is also part of the team working on the West Commerce master plan. 6 Source: http://downtownsanantonio.org/main/zona-cultural
27
area, but there is a lot of potential for retail development in this area given the activity around the
VIA Multimodal Center, UTSA, and the public administration activities. All of the activity across
the highway in the various arts and cultural centers in the Zona Cultural district (Map 4) could also
support some retail activity in this area if appropriate designs were put in place that will attract
people underneath the highway into the area.7 Extending links from this area about four to five
blocks to the southwest extending to the Guadalupe Cultural Arts Center could create a vibrant
arts and cultural district on the east side of the WDC area. The new development along San Pedro
Creek could also provide a catalyst to development in the area, but one of the main challenges will
be to design this area so as to attract people across the highway.
7 Charts showing more detail of the socioeconomics and demographics briefly discussed here can be found in
Appendix B.
28
Map 3: West Commerce Corridor
29
Map 4: Zona Cultural District Boundaries and Cultural Assets
Fredericksburg Road Corridor
The Fredericksburg Road corridor within the WDC boundaries runs from where
Fredericksburg Road intersects with I-10 down to where Fredericksburg intersects with San Pedro.
San Pedro then runs into I-35 at the edge of the WDC area before continuing into downtown San
Antonio, so this section of San Pedro could also be considered part of this corridor. The potential
market that could drive development along this corridor will most likely not only come from the
immediate area along the roads, but it will extend into neighborhoods about as far as a fifteen
minute walking distance and possible beyond considering the affinity for driving in the city. Map
5 shows the areas by five, ten, and fifteen minute walk times from the intersection of
Fredericksburg and Culebra. As shown in the map, the areas by walk time extend beyond the WDC
9
8
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Cultural Assets
Hubs
Showcase
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MemSites
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Zona Boundary- Phase I
Zona Boundary- PhaseII
Highways
Minor Highways
Riverwalk
Zona CulturalCultural Assets
0 0.15 0.30.075 Miles
30
boundary, but as already noted, the market area is likely to extend beyond these borders. Given
the development activity on San Pedro near San Antonio College (e.g., the Tobin Lofts and
adjoining mixed use development shown in the picture below) and even the vibrant area around
McCullough Avenue, this momentum could pull the market a bit farther that way, especially for
those open to driving to intriguing activities along the Fredericksburg Road corridor. Thus, the
blue boundaries in Map Y show the potential market area for this corridor. The eastern boundary
of this market area was drawn at Main Street, even though there is a considerable amount of
economic activity on McCullough, as just mentioned, that could benefit the corridor. This was
simply done to extend the market boundary a bit beyond reasonable walking distances to account
for some people driving to the area while still capturing the momentum of the development around
San Antonio College and being somewhat conservative about the potential area. Highways
typically serve as barriers that discourage pedestrian traffic to flow across them, so this is indicated
as the potential western and southern boundary of the nearby market area.
Mixed-use development, including the Tobin Lofts, along San Pedro near San Antonio College.
Map 5: Fredericksburg Road Corridor
31
Map 6. Walk Times in the Fredericksburg Road Corridor
32
Map Key: Green = 5 minutes walk times; Red = 10 minute walk times; Blue = 15 minute walk times
While much of the area along Fredericksburg Road is in need of redevelopment, the area
is endowed with several amenities that enhance the quality of life of the area like San Pedro Park,
The San Pedro Playhouse, San Antonio College, and several quality restaurants in the vicinity that,
combined with the development activity around San Antonio College, may serve as catalysts to
development along the Fredericksburg Road corridor.
The populace in the area is relatively well-educated, older, and has fairly high incomes
compared to other corridors within the WDC area. As of 2015, there were 6,522 people living in
the area (Chart 24). The median age is pretty high at 43.1 years (Chart 25), but there is also a mix
of young adults indicated by the sizeable cohort of 24-34 year-olds. In fact, this is the largest age
33
group in the area (Chart 26). With respect to educational attainment, 22.4% of the population
twenty-five years and older have at least an associate degree with 10.9% having bachelor’s degrees
and 6.0% having graduate degrees (Chart 27). However, even with the higher educational levels
of the population in this area, the median household income of $23,613 is slightly lower than across
the entire WDC area (Chart 28). While the largest number of households has disposable incomes
less than $15,000, there are 81 households with disposable income over $100,000 (Chart 29).
6,585
6,522
6,601
6,480
6,500
6,520
6,540
6,560
6,580
6,600
6,620
2010 2015 2020
Chart 24. Population in Fredericksburg Road Area
34
42.0
43.1
43.4
41.0
41.5
42.0
42.5
43.0
43.5
44.0
2010 2015 2020
Chart 25. Median Age of Population in Fredericksburg
Road Area
0
100
200
300
400
500
600
700
800
900
1,000
Age
0-4
Age
5-9
Age
10-14
Age
15-19
Age
20-24
Age
25-34
Age
35-44
Age
45-54
Age
55-64
Age
65-74
Age
75-84
Age
85+
Chart 26. Population by Age in Fredericksburg Road Area
2010
2015
2020
35
23.8%
10.9%
14.8%
4.6%
23.6%
5.5%
10.9%
6.0%
Chart 27. Fredericksburg Road Area Population Aged 25+
by Educational Attainment: 2015
2015 Population 25+ by
Educational Attainment
< 9th Grade
9th-12th Grade, No Diploma
High School Graduate
GED/Alternate Credential
Some College, No Degree
$23,613
$26,305
$22,000
$22,500
$23,000
$23,500
$24,000
$24,500
$25,000
$25,500
$26,000
$26,500
$27,000
2015 2020
Chart 28. Median Household Income in Fredericksburg
Area
36
Table 4 shows data on the retail market in the area. There are several positive retail gaps
in the area where leakage is occurring, such as in automobile dealers, furniture stores, electronics
and appliance stores, clothing and clothing accessories stores, and department stores. There are
also several areas where there is a large negative retail gap indicating oversaturation of the market.
These include home furnishings stores; beer, wine, and liquor stores; health and personal care
stores; gasoline stations; book, periodical, and music stores; used merchandise stores; full-service
restaurants; limited-service eating places; and drinking places.
Table 4. Retail Market Gaps in Fredericksburg Road Area Demand Supply
Industry Group (Retail Potential) (Retail Sales) Retail Gap
Motor Vehicle & Parts Dealers $10,687,427 $10,434,066 $253,361
Automobile Dealers $8,800,359 $4,349,653 $4,450,706
Other Motor Vehicle Dealers $1,128,999 $3,658,523 -$2,529,524
Auto Parts, Accessories & Tire Stores $758,068 $2,425,889 -$1,667,821
Furniture & Home Furnishings Stores $1,302,872 $16,189,068 -$14,886,196
1,057
490
369 395302
79 51 10 200
200
400
600
800
1,000
1,200
Chart 29. Number of Households by Disposable Income in
Fredericksburg Road Area: 2015
37
Furniture Stores $859,006 $0 $859,006
Home Furnishings Stores $443,866 $16,189,068 -$15,745,202
Electronics & Appliance Stores $2,298,816 $1,346,136 $952,680
Bldg Materials, Garden Equip. & Supply Stores $1,956,167 $3,580,535 -$1,624,368
Bldg Material & Supplies Dealers $1,763,992 $1,972,948 -$208,956
Lawn & Garden Equip & Supply Stores $192,175 $1,607,588 -$1,415,413
Food & Beverage Stores $9,382,636 $11,347,433 -$1,964,797
Grocery Stores $8,361,962 $8,461,183 -$99,221
Specialty Food Stores $594,967 $0 $594,967
Beer, Wine & Liquor Stores $425,707 $2,864,590 -$2,438,883
Health & Personal Care Stores $2,652,650 $12,526,415 -$9,873,765
Gasoline Stations $3,487,946 $11,251,783 -$7,763,837
Clothing & Clothing Accessories Stores $2,123,585 $1,369,238 $754,347
Clothing Stores $1,441,033 $1,127,414 $313,619
Shoe Stores $260,982 $0 $260,982
Jewelry, Luggage & Leather Goods Stores $421,570 $0 $421,570
Sporting Goods, Hobby, Book & Music Stores $1,334,354 $4,082,756 -$2,748,402
Sporting Goods/Hobby/Musical Instr Stores $1,019,814 $942,260 $77,554
Book, Periodical & Music Stores $314,540 $3,140,495 -$2,825,955
General Merchandise Stores $9,680,124 $767,563 $8,912,561
Department Stores Excluding Leased Depts. $7,185,013 $0 $7,185,013
Other General Merchandise Stores $2,495,111 $767,563 $1,727,548
Miscellaneous Store Retailers $2,178,707 $8,969,593 -$6,790,886
Florists $76,345 $1,301,345 -$1,225,000
Office Supplies, Stationery & Gift Stores $361,326 $710,680 -$349,354
Used Merchandise Stores $417,856 $4,743,152 -$4,325,296
Other Miscellaneous Store Retailers $1,323,180 $2,214,416 -$891,236
Nonstore Retailers $1,040,900 $399,225 $641,675
Electronic Shopping & Mail-Order Houses $663,851 $0 $663,851
Vending Machine Operators $74,970 $0 $74,970
Direct Selling Establishments $302,079 $399,225 -$97,146
Food Services & Drinking Places $5,232,511 $22,940,780 -$17,708,269
Full-Service Restaurants $2,792,870 $10,586,177 -$7,793,307
Limited-Service Eating Places $2,150,358 $8,610,493 -$6,460,135
Special Food Services $57,352 $311,067 -$253,715
Drinking Places - Alcoholic Beverages $231,931 $3,433,043 -$3,201,112
University Corridor
The WDC area is fortunate to have three four-year universities within its boundaries and
one community college just outside its northeast boundary. The two smaller, private, Catholic
38
universities within the area, St. Mary’s University and Our Lady of the Lake University, are within
three miles of each other (Map 7). The universities are located within densely populated areas with
amenities like Rosedale Park and Zarzamora Creek between them. With these amenities and two
large anchors in the universities at both ends of the corridor, redevelopment led by the two
universities in collaboration with the appropriate partners could lead to a vibrant economic area.
Given the dense residential neighborhoods and potential pedestrian activity coming from the two
universities, this area is ripe for mixed-use development with an urban character. However, as
shown by several other redevelopment efforts around universities throughout the country, the
success of the effort requires strong leadership by the university, as well as a substantial
commitment of financial and human resources, combined with strong partnerships with local
municipal and development agencies.
39
Map 7. University Corridor Area
40
APPENDIX A: THE INFORMAL ECONOMY
It is important to understand the nature and drivers of the informal economy, as its social
and economic consequences are wide-ranging. From a social standpoint, informal employees lack
social protection and insurance, which may have broader consequences for inequality and poverty.
Furthermore, informal economy affects labor market outcomes, productivity and growth. Finally,
there are fiscal implications associated with tax revenue losses.8
Defining informality presents many challenges, as informal activities take many different
forms. Losby et al. identified the following four key characteristics that are widely accepted.9
(1) Legal vs. illegal: Income generated by economic activities may be differentiated by the legality
of the production of goods and services, as well as the legal status of the goods and services
themselves. For instance, a hot dog vendor is selling a legal product. It may be, however, that the
vendor does not have the proper permits from the health department or evades paying sales tax.
The situation of a street drug dealer is dramatically different. Even if the drug dealer has any
number of legal permits to sell on the street, the product itself is still illegal. While technically both
individuals have violated a law, their situations when stopped or arrested are distinctly different.
Hence, there is a distinction between informal economic activity that derives its illegality from
noncompliance with tax filings and reporting from activity that is criminal, such as that associated
with illegal drug distribution.
(2) Cash as most common medium of exchange: Another key characteristic of the informal
economy is that cash is most commonly exchanged rather than a check or credit card. The purpose
of using cash, rather than credit card, is to avoid creating a record of the activities.
8 “Towards a Better Understanding of the Informal Economy,” by Dan Andrews, Aida Caldera Sánchez, Ǻsa
Johansson, OECD Economics Department Working Papers, No. 873, OECD Publishing.
http://dx.doi.org/10.1787/5kgb1mf88x28-en 9 “Informal Economy Literature Review,” by Losby et al., http://www.kingslow-
assoc.com/images/Informal_Economy_Lit_Review.pdf
41
(3) Unreported income or wages: As previously mentioned, the nature of the exchange is cash so
there is no record of the transaction. Thus, the income is not reported for taxation. Both the
individuals who work informally and the companies who employ them follow this arrangement.
(4) Conditions of labor: The conditions under which workers are employed are a final aspect of
the informal economy. The informal sector is typically seen as being an inferior alternative to
formal sector employment in regard to earnings, security, and protection from exploitation
regarding labor standards.
Methodologies to Calculate the Size of the Informal Economy
Several different approaches to estimate the size of the informal sector have been
suggested. In reviewing the literature on the methodologies used to estimate the informal economy,
the following methods are most widely used.
1) Direct survey data
Some micro-level surveys directly ask individuals or firms whether they or their peers are engaged
in informal activities.10
2) The discrepancy between income and expenditures
According to the economic theory of gross domestic product (GDP) accounting, the income
measure of GDP should equal the expenditure measure of GDP. A discrepancy between the two
measures can be attributed to the informal economy.11
3) The discrepancy between the official and actual labor force
Assuming that the labor force participation rate is constant, a decline in this rate could indicate an
increase in the informal economy as people move from the formal to informal labor force
(Schneider 2002).
10 “Measuring the Informal Economy – One Neighborhood at a Time,” by Jamie Alderslade, John Talmage, and
Yusef Freeman, A Discussion Paper Prepared for the The Brookings Institution Metropolitan Policy Program,
September 2006, http://socialcompact.org/images/uploads/Brookings_-_Infomal_Economy_Paper.pdf 11 “Size and Measurement of the Informal Economy in 110 Countries Around the World,” by Friedrich Schneider,
July 2002, http://www.amnet.co.il/attachments/informal_economy110.pdf
42
4) The currency demand approach
This approach assumes the transactions within the informal economy are conducted in cash. Using
econometric methods, an estimate of excess currency demand is made which provides an estimate
of the size of the informal sector. One option would be regress the ratio of cash holdings to current
and deposit accounts against a weighted average tax rate, proportion of wages and salaries to
income, interest paid on savings deposits, and per capita income (Schneider 2002).
5) The Kaufman-Kaliberda and Lacko methods
This method uses electric power consumption as a measure of economic activity. Research has
shown that the elasticity of economic activity and electricity consumption is approximately one,
indicating they generally move directly together in the same order of magnitude. The discrepancy
between official regional GDP and GDP estimated through electrical consumption provides a
measure of the informal economy (Schneider 2002).
6) Neighborhood proxies approach
This approach, pioneered by Social Compact, uses various neighborhood characteristics as proxies
for the presence of a local informal economy. The proxy measures could include percentage of
households with incomes below some low threshold level, ratio of expenditures to income, number
of unbanked households, prevalence of check-casher businesses in the area, comparison of actual
home values in the market to what they should be given reported incomes, and percentage of the
population that is foreign-born.12
Friedrich Schneider (2002) provides a nice summary of the research that has been done in
this area, including estimates of the size of the informal economy across 110 countries. The size
of the informal economy as a percentage of gross national product ranges from 8.8% (Switzerland
and the U.S.) to 67.3% in the country of Georgia. The average in the OECD countries as reported
by Schneider is 16.7%. Schneider, Buehn, and Montenegro update Schneider’s 2002 work to
12 Alderslade, Jamie, John Tlamage, and Yusef Freeman. September 2006. “Measuring the Informal Economy – One
Neighborhood at a Time.” Discussion paper prepared for The Brookings Institution Metropolitan Policy Program.
(p. 11). Social Compact can be found at www.socialcompact.org.
43
include new estimates from 162 countries covering the time period from 1999 to 2007.13 By
ranking of the average size of the shadow economy over this time period, Switzerland was found
to have the smallest shadow economy at 8.5%. The United States had the smallest shadow
economy at 8.6%, and Bolivia had the largest shadow economy at 66.1% (Schneider et al. 2010,
27-30). Data from this study was used for the analysis in this report.
In order to estimate the size of the informal economy in the WDC area, a model was
developed where indicators of the informal economy were regressed on the measure of the size of
the informal economy as reported in Schneider (2010). The equation is described below.
InformEcon = a + B1(UnemRate) + B2(DepAccts) + B3(ExpIncome)
where:
InformEcon = informal economy as a percent of GNP
UnemRate = unemployment rate
DepAccts = number of deposit accounts per 1,000 adults
ExpIncome = expenditures as a proportion of income
a = intercept
Using the ordinary least squares regression methodology, the equation was estimated resulting in
the following coefficients (with the t-statistics in parentheses):
a = -6.37727 (-0.41)
B1 = 0.0726 (0.24)
B2 = 0.00823 (1.27)
B3 = 41.41786 (2.46)
13 Schneider, Friedrich, Andreas Buehn, ClaudioE. Montenegro. July 2010. “Shadow Economies
All over the World: New Estimates for 162 Countries from 1999 to 2007.” The World Bank
Policy Research Working Paper 5356.
44
The size of the informal economy in the WDC area in 2015 was calculated by plugging the
values for each of the variables in the area into the equation. This gave an estimate of the informal
economy as a percentage of the domestic product of the area of 39.4%. This translates to income
generated from informal economic activity of $389 million or $3,742 per person in the WDC
area.14
APPENDIX B: SOCIOECONOMIC AND DEMOGRAPHIC CHARTS FOR WEST
COMMERCE AREA
14 More detail will be provided by the author of the report upon request.
45
1,484
919 911 915
0
200
400
600
800
1,000
1,200
1,400
1,600
2000 2010 2015 2020
Tota
l P
op
ula
tion
Chart B1. Total Population in West Commerce Area
46
190
170169
171
155
160
165
170
175
180
185
190
195
2000 2010 2015 2020
Nu
mb
er o
f H
ou
seh
old
sChart B2. Number of Households in West Commerce Area
25.7%
51.8%
22.5%
Chart B3. Housing Units by Occupancy Status in West
Commerce Area: 2015
Owner Occupied Housing
Units
Renter Occupied Housing
Units
Vacant Housing Units
47
$22,143 $24,480
$44,671
$51,045
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
2015 2020
Med
ian
Hou
seh
old
In
com
eChart B4. Median Household Income: W. Commerce Area
vs City of San Antonio
W. Commerce Area City of San Antonio
37.1
37.8
33.5
34.3
31
32
33
34
35
36
37
38
39
2015 2020
Med
ian
Age
(Yea
rs)
Chart B5. Median Age: W. Commerce Area vs City of San
Antonio
W. Commerce Area City of San Antonio
48
$76,429 $78,030
$173,061
$198,085
$0
$50,000
$100,000
$150,000
$200,000
$250,000
2015 2020
Med
ian
Hom
e V
alu
eChart B6. Median Home Value: W. Commerce Area vs City
of San Antonio
W. Commerce Area City of San Antonio
34.3%
20.1%
16.6%
7.7%
13.0%
2.4%
1.2%
5.3%
0.0%
0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0%
<$15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 - $199,999
$200,000+
Chart B7. Proportion of Households by Income in W.
Commerce Area: 2015
49
9.1%
6.0%4.7%
14.6%
13.2%12.4%
16.6%
11.3%
7.0%
3.2%
1.8%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
18.0%
0 - 4 5 - 9 10 - 14 15 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 - 84 85 +
Age (Years)
Chart B8. Proportion of Population by Age Group in W.
Commerce Area: 2015
70.4%
9.8%
2.2%
0.9%
0.2%
14.2%
2.4%
77.1%
71.5%
7.1%
0.9%
2.7%
0.1%
14.1%
3.6%
64.3%
0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0%
White Alone
Black Alone
American Indian Alone
Asian Alone
Pacific Islander Alone
Some Other Race Alone
Two or More Races
Hispanic Origin
Chart B9. Proportion of Population by Race/Ethnicity: 2015
City of San Antonio W. Commerce Area
50
16.4%
30.4%
11.6%
20.6%
11.7%
6.0%
0.2%
3.0%
9.3%
9.0%
20.3%
5.2%
23.5%
6.9%
16.4%
9.5%
0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0%
Less than 9th Grade
9th - 12th Grade, No Diploma
High School Graduate
GED/Alternative Credential
Some College, No Degree
Associate Degree
Bachelor's Degree
Graduate/Professional Degree
Chart B10. Proportion Population Age 25+ by Educational
Attainment: 2015
City of San Antonio W. Commerce Area
000
13
09
01
231
120
51
41
713
94
0 5 10 15 20 25
Agriculture, Forestry, Fishing & Hunting
Mining
Utilities
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation & Warehousing
Information
Finance & Insurance
Real Estate, Rental & Leasing
Professional, Scientific & Tech Services
Management of Companies & Enterprises
Administrative, Support, Waste Mgt & Remediation Services
Educational Services
Health Care & Social Assistance
Arts, Entertainment & Recreation
Accommodation & Food Services
Other Services (except Public Administration)
Public Administration
Unclassified Establishments
Number of Businesses
Chart B11. Businesses in West Commerce Area by Industry
51
$1,158 $120 $591
$1,482 $2,641
$1,617 $2,160
$880 $1,083
$12,337
$7,893
$655 $813 $532
$0
$2,000
$4,000
$6,000
$8,000
$10,000
$12,000
$14,000
Chart B12. Average Annual Amount Spent Per Household
in West Commerce Area
52
Table B1. Retail Gaps in West Commerce Area Demand Supply
Industry Group (Retail Potential) (Retail Sales) Retail Gap
Motor Vehicle & Parts Dealers $430,011 $1,104,926 -$674,915
Automobile Dealers $377,549 $0 $377,549
Other Motor Vehicle Dealers $21,265 $195,161 -$173,896
Auto Parts, Accessories & Tire Stores $31,197 $909,765 -$878,568
Furniture & Home Furnishings Stores $46,561 $0 $46,561
Furniture Stores $28,649 $0 $28,649
Home Furnishings Stores $17,911 $0 $17,911
Electronics & Appliance Stores $56,195 $0 $56,195
Bldg Materials, Garden Equip. & Supply Stores $62,387 $0 $62,387
Bldg Material & Supplies Dealers $54,964 $0 $54,964
Lawn & Garden Equip & Supply Stores $7,423 $0 $7,423
Food & Beverage Stores $390,764 $314,921 $75,843
Grocery Stores $360,974 $239,867 $121,107
Specialty Food Stores $12,970 $75,054 -$62,084
Beer, Wine & Liquor Stores $16,819 $0 $16,819
Health & Personal Care Stores $158,930 $0 $158,930
Gasoline Stations $222,460 $618,824 -$396,364
Clothing & Clothing Accessories Stores $127,702 $118,030 $9,672
Clothing Stores $92,943 $118,030 -$25,087
Shoe Stores $16,039 $0 $16,039
Jewelry, Luggage & Leather Goods Stores $18,721 $0 $18,721
Sporting Goods, Hobby, Book & Music Stores $46,261 $0 $46,261
Sporting Goods/Hobby/Musical Instr Stores $35,221 $0 $35,221
Book, Periodical & Music Stores $11,040 $0 $11,040
General Merchandise Stores $372,879 $0 $372,879
Department Stores Excluding Leased Depts. $123,137 $0 $123,137
Other General Merchandise Stores $249,741 $0 $249,741
Miscellaneous Store Retailers $60,556 $82,923 -$22,367
Florists $1,945 $45,532 -$43,587
Office Supplies, Stationery & Gift Stores $13,491 $19,653 -$6,162
Used Merchandise Stores $12,481 $0 $12,481
Other Miscellaneous Store Retailers $32,639 $0 $32,639
Nonstore Retailers $120,112 $0 $120,112
Electronic Shopping & Mail-Order Houses $103,608 $0 $103,608
Vending Machine Operators $5,879 $0 $5,879
Direct Selling Establishments $10,625 $0 $10,625
Food Services & Drinking Places $239,604 $4,468,363 -$4,228,759
Full-Service Restaurants $87,534 $4,024,031 -$3,936,497
Limited-Service Eating Places $132,132 $0 $132,132
Special Food Services $5,106 $0 $5,106
53
Drinking Places - Alcoholic Beverages $14,832 $444,332 -$429,500
54
APPENDIX C: SOCIOECONOMIC AND DEMOGRAPHIC CHARTS FOR
FREDERICKSBURG ROAD CORRIDOR AREA
1,181
1,159
1,167
1,145
1,150
1,155
1,160
1,165
1,170
1,175
1,180
1,185
2010 2015 2020
Chart C1. Number of Families in Fredericksburg Road
Area
55
2,766 2,774
2,835
2,720
2,740
2,760
2,780
2,800
2,820
2,840
2,860
2010 2015 2020
Chart C2. Number of Households in Fredericksburg Road
Area
1,181
1,159
1,167
1,145
1,150
1,155
1,160
1,165
1,170
1,175
1,180
1,185
2010 2015 2020
Chart C3. Number of Families in Fredericksburg Road
Area
56
2.13
2.10
2.09
2.07
2.08
2.09
2.1
2.11
2.12
2.13
2.14
2010 2015 2020
Chart C4. Average Household Size in Fredericksburg Road
Area
756
686 683
640
660
680
700
720
740
760
780
2010 2015 2020
Chart C5. Owner Occupied Housing Units (#) in
Fredericksburg Road Area
57
2,010
2,088
2,151
1,900
1,950
2,000
2,050
2,100
2,150
2,200
2010 2015 2020
Chart C6. Renter Occupied Housing Units (#) in
Fredericksburg Road Area
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
0
1,000
2,000
3,000
4,000
5,000
6,000
White
Alone
Black
Alone
American
Indian
Alone
Asian
Alone
Pacific
Islander
Alone
Some
Other Race
Alone
Two or
More
Races
Hispanic
Origin
(Any Race)
Chart C7. Fredericksburg Road Area by Race and
Ethnicity: 2015
Number Percent
58
3,259
3,240
3,294
3,326
3,282
3,307
3,180
3,200
3,220
3,240
3,260
3,280
3,300
3,320
3,340
2010 2015 2020
Chart C8. Population by Gender in Fredericksburg Road
Area
Male
Female
$35,011
$38,490
$33,000
$34,000
$35,000
$36,000
$37,000
$38,000
$39,000
2015 2020
Chart C9. Average Household Income in Fredericksburg
Area
59
$23,242
$29,780 $29,467 $30,156
$16,036$14,756 $14,423
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
<25 Years 25-34
Years
35-44
Years
45-54
Years
55-64
Years
65-74
Years
75+ Years
Chart C10. Median Household Disposable Income in
Fredericksburg Road Area: 2015
$16,563
$18,203
$15,500
$16,000
$16,500
$17,000
$17,500
$18,000
$18,500
2015 2020
Chart C11. Per Capita Income in Fredericksburg Area
60
<$15,000$15,000-
$24,999
$25,000-
$34,999
$35,000-
$49,999
$50,000-
$74,999
$75,000-
$99,999
$100,000-
$149,999
$150,000-
$199,999$200,000+
<25 49 33 28 28 12 2 3 0 1
25-34 109 61 67 85 56 19 10 3 5
35-44 88 65 64 75 50 15 8 3 6
45-54 151 65 63 90 100 18 12 3 4
55-64 264 80 68 63 45 14 12 2 4
65-74 215 91 57 34 17 5 4 0 0
75+ 182 96 23 19 21 6 2 0 1
0
50
100
150
200
250
300
Chart C12. Number of Households by Disposable Income
and Age Group in Fredericksburg Road Area: 2015
2.1%
9.4%
7.6%
2.7%
9.0%
5.5%
1.1%
6.4%
52.5%
3.5%
0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%
Agriculture/Mining
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation/Utilities
Information
FIRE
Services
Public Administration
Chart C13. Proportion Employment by Industry in
Fredericksburg Road Area: 2015
61
44.9%
4.2%
13.6%
10.2%
16.9%
22.2%
32.8%
0.0%
10.3%
3.5%
8.0%
11.0%
0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0% 45.0% 50.0%
White Collar
Management/Business/Financial
Professional
Sales
Administrative Support
Services
Blue Collar
Farming/Forestry/Fishing
Construction/Extraction
Installation/Maintenance/Repair
Production
Transportaiton/Material Moving
Chart C14. Proportion Employment by Occupation in
Fredericksburg Road Area: 2015
030
512337
260471
1,936114
415342
1816370
9932,321
34592
457335
34
0 500 1,000 1,500 2,000 2,500
Agriculture, Forestry, Fishing & Hunting
Mining
Utilities
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation & Warehousing
Information
Finance & Insurance
Professional, Scientific & Tech Services
Legal Services
Management of Companies & Enterprises
Administrative , Support, Waste Mgt & Remediation Services
Educational Services
Health Care & Social Assistance
Arts, Entertainment & Recreation
Accommodation & Food Services
Other Services (except Public Administration)
Public Administration
Unclassified Establishments
Chart C15. Employment by Industry in Fredericksburg
Road Area: 2015
62
010
462829
586
1034
6839
09
1480
653
6615
18
0 10 20 30 40 50 60 70 80 90
Agriculture, Forestry, Fishing & Hunting
Mining
Utilities
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation & Warehousing
Information
Finance & Insurance
Professional, Scientific & Tech Services
Legal Services
Management of Companies & Enterprises
Administrative , Support, Waste Mgt & Remediation Services
Educational Services
Health Care & Social Assistance
Arts, Entertainment & Recreation
Accommodation & Food Services
Other Services (except Public Administration)
Public Administration
Unclassified Establishments
Chart C16. Number of Businesses by Industry in
Fredericksburg Road Area: 2015
$22,334,771$13,894,524
$8,366,250$7,283,726
$6,864,613$6,120,215
$4,338,432$4,235,572
$3,157,453$3,096,526
$2,343,450$2,282,159$2,270,211
$2,010,189$1,619,925
$1,008,342$964,535$773,895$742,149$519,434
$0 $5,000,000 $10,000,000 $15,000,000 $20,000,000 $25,000,000
Shelter
Transportation
Pensions and Social Security
Food at Home
Utilities, Fuel and Public Services
Health Care
Food Away from Home
Entertainment and Recreation
Support Payments/Cash Contribution/Gifts in Kind
Apparel and Services
Household Furnishings and Equipment
Travel
Household Operations
Education
Miscellaneous (1)
Personal Care Products & Services
Housekeeping Supplies
Smoking Products
Alcoholic Beverages
Life/Other Insurance
Chart C17. Total Household Expenditures in the
Fredericksburg Road Area