The Market

Obviously factors against Clarendon reuse as a hotel/restaurant exist, or the City would not be applying public assets to the project. Yet conversely, factors for redevelopment also exist, or the City would not be willing to put public assets at some risk to accomplish redevelopment. Here is a list of factors for and against this reuse:

Against

• Secondary type market with a smaller, older population.
• A smaller property of 15,000 S.F. on three floors, plus a basement.
• Not interstate ramp or interstate visibility based.
• Not a major tourism destination area.
• Not a convention based property.
• Not a 60 room hotel with a well known franchise reservation system.
• Median household family income is below national average, but per capita exceeds national average.

For:

• Can be the only historic, boutique, architecturally unique, upper market operation in the Wheeling, WV metro area.
• Located conveniently accessed by three interchanges off I-70, one of the nation's major east-west interstates carrying 50,000 vehicles per day.
• Located on National Road with over 17,000 vehicles passing it daily.
• Located in a restored, busy downtown area with 97% first floor occupancy, and 76% upper floor occupancy in the downtown district.
• Located on a National Scenic Byway for which state/local tourism promotion is being directed all along the National Road in Ohio, as well as in the other five states the National Road passes through from Baltimore to St. Louis.
• Clarendon redevelopment is the City's top goal for 2005, and an immensely popular community goal supported by the City government, and also a very active citizens' task force.
• Located near the largest concentrated retail area in eastern Ohio, and the retail center for the Wheeling, WV-MSA. Also near the planned 96 acre St. Clair Commons multi-use development.
• St. Clairsville is perceived as a professionally managed, bustling small city in this area that aggressively and successfully promotes its agenda.
• Twenty-seven parking spaces can be dedicated near the Clarendon for its exclusive use, and on street parking is also available.
• St. Clairsville is the county seat, and other county professional offices provide a stable base for restaurant trade.
• The St. Clairsville area's interstate based hotels are at the national average for occupancy. Their seven year local average is 63.3%.
• Hampton Inn and Fairfield Inn rates here have a rate of $94. Holiday Inn Express has a rate of $89.
• While the boutique segment nationally has occupancy that is on average about 10% less than traditional hotels, its rates are higher, and the boutique operation is the fastest growing segment of the market (Synergy Real Estate, Inc.).
• There is no mid level sit-down restaurant in the City, and those near the interstate (Bob Evans, Outback, Red Lobster, to name a few) are some of the most successful stores in their chains.
• The St. Clairsville Hampton Inn is rated in the top 10% of that chain's operations, and one year was rated as the top hotel in that chain.
• Although there is no single consistent major tourism draw, there are a number of attractions that will feed the operation (i.e.: St. Clairsville's National Road Bikeway and Wheeling's Heritage Trail, Jamboree USA, Jamboree In The Hills, Wheeling Downs, Cabela's destination retail, Festival of Lights, Oglebay Park and area golf destinations, area shopping, regional athletic tournaments, area medical, industrial and educational facilities, Wheeling Heritage Area, various festivals, etc.).
• A busy regional market exists at St. Clairsville. Developments on the east side of the City attract tremendous business. I-70 and the National Road are major routes. If properly executed, the Clarendon can attract a profitable trade.
• The hotel is located across the street from the planned Belmont County-National Road Tourism Office.
• No municipal income tax.
• 17% population growth in the 5-mile ring subsequent to the 1990 census.
• 8,000 daytime workers in the 43950 zip code.
• 1,800 workers & visitors daily in the downtown.
• 2,500 church attendees each weekend in the City of St. Clairsville.
• Rising housing prices - best housing market in mid-eastern Ohio.
• Higher educated population with 65% of the City's population as white collar workers.
• Solid support for the Clarendon and a spot specific liquor license. Only 7% of the sampling is opposed. Because this is an original jurisdiction license, the state's permit cost is the only cost.
• 150,000 metro area population (Belmont County, Ohio and Marshall plus Ohio County, WV).
• The number of basic jobs is increasing.
• Only 2 full service hotels in the MSA market (at Wheeling Island & Oglebay Park).
• 7-year average hotel occupancy for Belmont County is 63.3%.
• Great downtown curb appeal, clean & safe area.