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estate product that can compete with the rest of the Triangle. Further means of <br />encouraging speculative real estate development are detailed in the Buckhorn case <br />analysis, below. <br />Consider Well- Structured Incentives <br />Despite many economic developers' distaste for incentives, they still remain important to <br />site selection decisions (Bruns, 2009). The state of North Carolina provides incentives, and <br />over half of all counties in the U.S, also provide incentives (Bruns, 2009). Not all incentives <br />are cash incentives, as they can include workforce training, infrastructure development or <br />provision of amenities. Creating well structured incentives can minimize the County's risk <br />and provide needed advantages. Possible incentive features may include: <br />• Claw -back provisions: provisions that require firms to repay incentives <br />should job creation goals not be met <br />• First - source hiring: provisions that require firms to hire qualified Orange <br />County residents first <br />Furthermore, incentives should be highly targeted and carefully considered on a case -by- <br />case basis. An thorough analysis of the fiscal impact and economic benefits can provide a <br />clearer picture of how much incentive should be provided. The analysis should further <br />include the firms potential for success and for becoming embedded in the Orange County <br />economy. Considerations included: Is the sector a growing sector? Will the firm provide <br />appropriate jobs for Orange County residents? Will the firm be connected to existing <br />markets or supply chains? Does the firm have potential to attract similar firms? <br />Site Analysis: Buckhorn Economic Development District <br />The Economic Development Districts have been identified top priority for development <br />(Orange County, 2008). The Buckhorn site has gotten much attention as of late due to the <br />recent Buckhorn Village Proposal (Summit Consulting, 2008). The planned development <br />included residential, hotel, services and retail development. The Planning Commission, <br />however, denied the developers re- zoning request largely due to the undesired use. The <br />Economic Development District Design Manual calls for manufacturing and light industrial <br />development. This Board of County Commissioners, however, chose to approve the <br />rezoning application. However, due to the economic downturn, development has been <br />halted and the developer does not plan to go forward with Buckhorn Village. This brief <br />analysis identifies the reasons the development did not go forward, as well as strategies to <br />promote desired development on the site. <br />Site Characteristics <br />The Buckhorn Economic Development District is a 63 acre site at the intersection of I -40/1- <br />85 and Highway 70, providing transportation access as well as well as passing traffic. The <br />original plan of mixed used development will take advantage of both passing traffic and <br />highway access for residents commuting to work. The site is not served by water or sewer <br />and is zoned Economic Development District, which allows for a variety of uses. The small <br />area plan calls for light industrial or manufacturing at the Buckhorn site. Correspondence <br />