Economy Chapter by DamianGibson

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									Economy
            St. Louis County has a diverse economic base with the largest number of jobs in the service
and retail industries. Its manufacturing sector, while declining, still provides nearly a fifth of the
aggregate wage and salary income. The County’s resident labor force includes a disproportionate share
of the region’s and the state’s managerial and professional workers. The County’s share of the bistate
region’s economy includes 40 percent of the jobs and 52 percent of the retail sales. Statewide St. Louis
County in 2000 provided 36 percent of the state income tax revenues due.


            Economic Trends.........................................................................................................19

            Employment Growth by Industry Group........................................................................20

            Fastest Growing Industries by Size ...............................................................................21

            Wage and Salary Income by Industry...........................................................................22

            Occupational Distribution .............................................................................................23

            Office Space................................................................................................................24

            Office Space Regions Map......................................................................................... 25

            Major Shopping Centers............................................................................................ 26

            Major Regional Shopping Centers Map....................................................................... 28

            Retail Sales for the St. Louis Metropolitan Area .......................................................... 29

            Retail and Wholesale Trade....................................................................................... 30

            Service and Finance Industries .................................................................................. 31

            Manufacturing Industries .......................................................................................... 32

            Labor Force.............................................................................................................. 33

            Personal Income and Self-Employed Workers............................................................. 34

            Major Employers and Cost of Living Data ................................................................... 35

            State and Metro Assessed Value and Income ............................................................. 36




Internet resources on reverse.



                                                                                                         Economy
Internet Resources

Census data                                                            www.census.gov

American Fact Finder               http://factfinder.census.gov/servlet/BasicFactsServlet

U.S. Bureau of Labor Statistics                                     http://www.bls.gov/

U.S. Bureau of Economic Analysis                                   http://www.bea.gov/




Economy
Economic Trends

                                       Total
                               Government
                                   Services
          Finance, Insurance, Real Estate
                               Retail Trade
                          Wholesale Trade
 Transportation, Communication, Utilities
                             Manufacturing
                               Construction
                                     Mining
                       Agricultural Services

                                              -30% -20% -10%                      0%    10%     20%        30%       40%     50%      60%    70%

                     Employment Growth by Major Industry Group, 1991 - 2001

St. Louis County emerged as the economic center             percent of the jobs in 2001, had grown more
of the St. Louis region in the 1980’s with both the         slowly than overall employment.
largest number of jobs and the largest resident
labor force in the region. During the 1990’s, the           The unemployment rate for St. Louis County was
County’s economy continued to thrive, with                  below that of the metropolitan area and even
continued low unemployment rates. The County                farther below the national rate throughout the
contains about one-fourth of all jobs in the State          1990’s. In 2000 the County’s unemployment rate
of Missouri. After a period of dramatic job growth          rose to slightly above the metropolitan rate, and
during the 1980’s, employment in the County                 in 2001 it matched the national rate of 4.8
diminished slightly during the 1990-91 recession            percent.
and resumed growth at a slower pace during the
1990s.                                                                            8%
                                                                                  7%
                                                              Unemployment Rate




In 2000, the County’s share of metropolitan area                                  6%
jobs stood at 48 percent. The County’s                                            5%
employment base became more diverse in the                                        4%
1980’s and 1990’s as jobs shifted from
                                                                                  3%
manufacturing to the service sector.         Manu-
                                                                                  2%
facturing industries (including administrative,
                                                                                  1%
research and production facilities) provided nearly
one fifth (19 percent) of the County’s jobs in                                    0%
                                                                                         92   93   94      95   96   97     98   99   00    01
1991. By 2001, the share of manufacturing
industry jobs had decreased to 13 percent.                                              United States                      St. Louis Metro Area

Employment by service industries increased from                                         St. Louis County

28 to 32 percent of all jobs within St. Louis                                          Comparative Unemployment Rates,
County during that same time period. Retail                                                      1992 - 2001
trade, the second largest job category with 19

Source: Missouri Division of Employment Security, ES-202; U. S. Bureau of Labor Statistics.


                                                                                                                                             19
Employment Growth by Industry Group
Employment and Wages by Industry Group, 1991 - 2001
 Industry Group              1991            2001          % Change              1991 Avg.     2001 Avg.      % Change
                           Employment      Employment      1991- 2001             Wages         Wages        1991 - 2001
 Agricultural Services           3,659           5,117              40%           $14,213       $23,882                 68%
 Mining                            540             641              19%            34,677        73,670                112%
 Construction                   23,941          38,610              61%            25,328        47,304                 87%
 Manufacturing                 105,752          83,038             -21%            28,432        56,881                100%
 Transportation, Com-,
 mucation, Utilities            34,251          44,019               29%            30,497       42,280                39%
 Wholesale Trade                38,061          40,803                7%            28,730       52,986                84%
 Retail Trade                  107,972         120,933               12%            12,109       19,625                62%
 Finance, Insurance, Real
 Estate                         38,666          49,799               29%            26,389       50,593                92%
 Services                      153,486         203,344               32%            20,315       36,434                79%
 Government                     46,961          54,659               16%            23,720       35,012                48%

 Total                         553,289         640,963               16%          $24,441       $43,867                77%


The Construction industry group had the greatest
percentage increase in employment with a 61                                                        Government
percent increase between 1991 and 2001, while                                                         9%
the Services industry had the greatest numerical                      Services
                                                                       31%                                 Construction
increase in employment with an increase of                                                                  and Other
49,858 (a 32 percent increase).          The small                                                             7%
Agricultural Services industry was second in
percent increase in employment with a 40 percent                                                             Manufacturing
                                                                                                                13%
gain between 1991 and 2001. The Services
industry had the third highest employment                                                                  Trans.,
increase (32 percent). Wholesale and Retail Trade                 Fin., Ins.,                              Comm.,
                                                                 Real Estate                               Utilities
had below-average employment increases, while                        8%                                      7%
Manufacturing had a 21 percent loss but remained
                                                                                Retail Trade         Wholesale
the third largest industry in terms of employment.
                                                                                   19%                Trade
                                                                                                       6%
While sustaining large employment losses, the
Manufacturing industry had the largest average                   Employment Distribution by Industry Group,
wage gain (100 percent between 1991 and 2001)                                      2001
after the tiny Mining industry. The loss of
production jobs and retention of headquarters                Note: The data include all wage and salary workers
functions in St. Louis County would explain the              covered by unemployment insurance. Not included are
opposite trends of employment and wages in the               self-employed, railroad, military, and some church
Manufacturing industry. While both the Retail and            employees. These data pertain to people who work in
Wholesale industries had slow employment                     St. Louis County rather than those who live in St. Louis
growth, the Wholesale industry had above-                    County.
average wage increases while average wage
increases in Retail were below average.

Source: Missouri Division of Employment Security, ES-202 File.



20
Fastest Growing Industries by Size
The Ten Fastest Growing Industries in St. Louis County 1991 – 2001 with Employment
over 1,000
                                            Employees    % Change            Average Wage ($) % Change in
Industry
                                           1991    2001 Employment              1991     2001 Avg. Wage
Securities & Commodities                   2,892   6,860  137.2%               44,886   67,904   51.3%
Heavy Construction                         1,497   3,156  110.8%               31,868   50,951   59.9%
Social Services                            5,512 10,978     99.2%              13,425   18,287   36.2%
Communications                             7,029 12,832     82.6%              38,006   49,437   30.1%
Automotive Repair Services                 5,623   9,913    76.3%              23,259   40,367   73.6%
Non-depository Credit Institutions         5,359   8,719    62.7%              34,884   57,208   64.0%
Passenger Transportation by Road           1,090   1,752    60.7%              12,345   20,759   68.2%
Special Trade Contractors                 16,027 25,442     58.7%              28,691   46,266   61.3%
General Building Contractors               6,417 10,011     56.0%              32,687   48,791   49.3%
Business Services                         33,509 48,902     45.9%              19,838   36,743   85.2%

Most of the industries that grew rapidly from 1991            wage gain with a 26.3 percent increase. (Wage
to 2001 were in the Service and Finance industry              figures in the tables on this page are not adjusted
groups. Securities and Commodities had the                    for inflation.) These figures show the continuing
highest percentage gain in employment. Business               prominence of service industries. They also show
Services had the highest growth in average wage               that high wage levels may be found in certain
with    an    85.2    percent    increase,    while           categories of service industries.
Transportation by Air had the smallest average

The Ten Fastest Growing Industries in St. Louis County 1991 – 2001 with Employment
over 10,000
                                            Employees     % Change Average Wage ($)               % Change in
Industry
                                          1991      2001 Employment 1991     2001                 Avg. Wage
Social Services                           5,512    10,978   99.2%   13,425   18,287                  36.2%
Communications                            7,029    12,832   82.6%   38,006   49,437                  30.1%
Special Trade Contractors                16,027    25,442   58.7%   28,691   46,266                  61.3%
General Building Contractors              6,417    10,011   56.0%   32,687   48,791                  49.3%
Business Services                        33,509    48,902   45.9%   19,838   36,743                  85.2%
Educational Services                     13,239    19,171   44.8%   28,422   41,617                  46.4%
Miscellaneous Retail                     12,003    16,472   37.2%   13,753   25,144                  82.8%
Transportation by Air                    10,551    14,402   36.5%   33,890   42,799                  26.3%
Management, Engineering,
                                         13,160      17,473        32.8%      32,593    55,353         69.8%
 Accounting & Research Services
Health Services                          47,973      57,945        20.8%      27,919    39,159         40.3%

Note: The data in these tables include all wage and salary workers covered by unemployment insurance. This does
not include self-employed workers, railroad, military, and some church employees. Employment numbers from this
source will be consistently lower than figures from the U.S. Bureau of Economic Analysis. These data pertain to
people who work in St. Louis County.




Source: Missouri Division of Employment Security, ES-202 File.


                                                                                                             21
Wage and Salary Income by Industry

                                                               category remained the same. Wholesale Trade
                        Manufacturing
                                                               went down one percentage point.
                           27%
 Construction &
     Other
                                                               Government wages fell from 9 percent to 8
      6%                                                       percent of the total, while Construction and Other
                                            Trans., Comm. &    rose from 6 percent to 8 percent in the past 10
                                                Utilities
Government                                                     years.
   9%                                              7%

                                                               Comparison between this chart and the
                                             Wholesale Trade
                                                  9%
                                                               Distribution of employment chart on page 34
                                                               shows the contrast between employment and
                                                               income caused by wage levels.                  The
     Finance &                                                 Manufacturing industry only provides 13 percent
                                        Retail Trade
      Services
        32%
                                           10%                 of the jobs in St. Louis County but generated 19
                                                               percent of all of the wages within St. Louis County
                                                               in 2001. Conversely, Retail Trade accounts for 19
     Income Distribution by Industry Group
                                                               percent of jobs in St. Louis County but only
       for St. Louis County Workers, 1991
                                                               produced 10 percent of wages in 2001. The
                                                               Finance and Service industry provided 39 percent
                                                               of jobs in the County and provided 40 percent of
The aggregate wage and salary income generated                 the income.
by an industry is a vital indicator of the
importance of an industry to a community. An                          Construction &
industry that pays higher wages may have more                             Other
impact on a local economy than another industry                            8%                 Manufacturing
                                                                                                 19%
with more employees but lower wage levels.                       Government
                                                                    8%
The charts on this page show the distribution of
wages and salary by major industry groups for St.                                                    Trans., Comm.
                                                                                                       & Utilities
Louis County workers (including non-residents)
                                                                                                          7%
and the changes that have occurred between
1991 and 2001.                                                                                      Wholesale
                                                                                                     Trade
                                                                                                      8%
By comparing the two charts you will see that the                  Finance &
Service and Finance industry wages as a                             Services                   Retail Trade
percentage of the total St. Louis County wages                        40%                         10%
jumped 8 percentage points between 1991 and
2001, while the manufacturing industry fell by 8                  Income Distribution by Industry Group
percentage points in the same period.         The                   for St. Louis County Workers, 2001
remaining industries saw little fluctuation within
this period of time.     Retail Trade and the
                                                               Note: Information from the ES-202 file includes all
Transportation, Communication and Utilities
                                                               wage and salary workers covered by unemployment
                                                               insurance. This excludes self-employed workers.




Source: Missouri Division of Employment Security, ES-202 File.




22
Occupational Distribution
                                                                                  St. Louis St. Charles
Employment by Occupation                               Missouri   MSA Total        County     County
Management, Professional & Related Occupations           836,005     430,637        210,366      52,154
Service Occupations                                      399,052     185,432          63,158     19,264
Sales and Office Occupations                             714,303     352,074        148,738      44,805
Farming, Fishing & Forestry Occupations                    17,240      2,380             513        127
Construction, Extraction & Maintenance Occupations       259,266     110,045          32,105     15,689
Production, Transportation & Material Moving
Occupations                                               432,058       172,002      50,370       18,797

Total                                                   2,657,924     1,252,570     505,250     150,836

                                                                                  St. Louis St. Charles
Percentages of Total Employment                        Missouri  MSA Total         County     County
Management, Professional & Related Occupations             31.5%     34.4%            41.6%      34.6%
Service Occupations                                        15.0%     14.8%            12.5%      12.8%
Sales and Office Occupations                               26.9%     28.1%            29.4%      29.7%
Farming, Fishing & Forestry Occupations                     0.6%      0.2%             0.1%       0.1%
Construction, Extraction & Maintenance Occupations          9.8%      8.8%             6.4%      10.4%
Production, Transportation & Material Moving
Occupations                                                16.3%         13.7%        10.0%       12.5%

Total                                                       100%          100%        100%        100%


                                                     The occupational distribution of workers residing in
                               Blue Collar           St. Louis County differs most markedly from that of
                                  16%                the State of Missouri and the MSA in the
                                                     preponderance of workers in the “Managerial,
 Sales/Office                                        Professional and Related” category, which accounts
     29%                                             for 41.6 percent of St. Louis County workers.
                                                     Statewide the figure is 10 percentage points less.
                                                     St. Louis County also has a higher percentage than
                                                     the state or the MSA in the other white-collar
                                                     category of “Sales and Office Occupations.”
                                      Managerial
                                                     St. Charles County’s “Sales and Office” percentage
                                           &
        Service                                      is a fraction of a percentage point higher that that
                                      Professional
        Workers                                      of St. Louis County, but its percentage in the
                                         42%
         13%                                         “Managerial and Professional” category is seven
                                                     points lower. Conversely, St. Charles has 10.4
           All St. Louis County Workers              percent of workers in the “Construction, Extraction
                                                     and Maintenance Occupations” category, as
                                                     compared with only 6.4 percent in St. Louis County.




Source: U.S. Census Bureau, 2000.



                                                                                                     23
Office Space
Summary of Office Space by Year of Construction and Area (in net square feet)

 Region                      Pre-1960        1960’s      1970’s            1980’s       1990’s         2000’s

 Airport North                  816,909     1,029,909     841,865           667,287       522,237        9,898

 Bridgeton/Northwest              4,078       260,306    1,718,274         2,862,653    2,407,273      296,923

 Chesterfield/Highway 40          5,870       182,739     572,086          4,581,361    1,658,634      871,532

 Clayton/Mid-County           1,211,399     1,836,582    1,902,868         3,314,842    1,232,392      652,794

 Far North                       21,723       290,654     224,805           456,473       239,220        7,630

 Manchester/Southwest           145,643       124,812    1,976,657         2,466,898    1,846,281      374,224

 Olive/Westport                 167,736     2,075,865    4,490,044         5,419,430    1,328,116      252,766

 South County                   148,033       439,959    1,413,957         1,232,856      905,169      142,946

 Total                        2,521,391     6,240,473   13,140,556        21,001,797   10,139,322     2,608,713


The 1980’s was a boom period in office space            years. The Olive/Westport region, already largest
construction in St. Louis County: over 21 million       in total office space, will have improved highway
square feet, or 38 percent, of the office space         access with the completion of the Page Avenue
existing in the County today was developed in           extension to St. Charles County.                The
that decade. Office space construction in the           Clayton/Mid-County region, currently the second
1990’s slowed after the boom years of the 1980’s.       largest office location, is the site of the most
                                                        recently approved MetroLink (light rail) extension.
The Olive/Westport region contains the largest
amount of office space (13.7 million square feet),      Total Office Space by Region
followed by the Clayton/Mid-County (10.2 million
                                                          Region                        Net Sq. Ft.        %
square feet) and Chesterfield/Highway 40 (7.9
million square feet) regions. The amount of office        Airport North                 3,887,796         7%
construction decreased dramatically in the early          Bridgeton/Northwest           7,549,507        14%
1990’s due to overbuilding during the 1980’s.
Prior to the recession in 2001 a burst of office          Chesterfield/Highway 40       7,872,222        14%
construction activity took place in the                   Clayton/Mid-County           10,150,877        18%
Chesterfield/Highway 40 region and along I-270 in
                                                          Far North                     1,240,505         2%
the Manchester/Southwest region. Reductions in
the pace of construction are typically seen during        Manchester/Southwest          6,934,515        12%
recessions. However, there is little sign of a            Olive/Westport               13,733,957        25%
severe slump.
                                                          South County                  4,282,920         8%
Two of the office space regions will have major           Total                        55,652,299       100%
transportation improvements in the next few




Source: St. Louis County Department of Planning.



24
                           Office Space Regions
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                                                                                                                                                                                                                                                                                                                    Prepared by St. Louis County
                                                                                                                                                                                                                                                                                                                       Department of Planning
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                                                                                                                                                                                                                                                                                                                                       25
Major Shopping Centers

Shopping Center (including    Sq. Ft. Bldg.    Zip
those over 100,000 sq. ft.)       Area        Code    Location

REGIONAL MALLS
Chesterfield Mall             1,551,000       63017   Highway 40 and Clarkson Road
Crestwood Plaza               1,100,000       63126   Watson Road and Sappington Road
Jamestown Mall                1,252,000       63034   Lindbergh Blvd. and Old Jamestown Road
Northwest Plaza               2,085,000       63074   Lindbergh Blvd. and St. Charles Rock Road
Plaza Frontenac                 466,000       63131   Lindbergh Blvd. and Clayton Road
South County Center           1,049,000       63129   Lindbergh Blvd. and Lemay Ferry Rd.
St. Louis Galleria            1,294,000       63117   Brentwood Blvd. and Highway 40
West County                   1,260,200       63131   I-270 and Manchester Road

OTHER SHOPPING CENTERS
Airway                          199,000       63074   10634 St. Charles Rock Road
Ballwin Plaza                   165,000       63011   Manchester Road and Vlassis Dr., NW corner
Ballwin Old Town Plaza          287,759       63021   South side of Manchester Rd. at Ries Rd.
Bel-Acres                       140,000       63121   8907-9009 Natural Bridge Road
Bellerive Plaza                 173,000       63141   12756 Olive Boulevard
Breckenridge Hills              101,000       63114   9715 St. Charles Rock Road
Brentwood Square                250,000       63144   West side of Brentwood Blvd. south of Hwy. 40
Brentwood Pointe                180,000       63144   South side of Eager Rd. west of Hanley Rd.
Butler Hill Center              100,000       63128   I-55 and Butler Hill Road
Carrollton                      130,000       63044   12301 Natural Bridge Road
Central City South              187,000       63129   Lemay Ferry and Forder Roads, west corner
Central Plaza                   165,000       63011   Manchester Road and Vlassis Dr., NE corner
Chesterfield Commons            900,000       63005   Chesterfield Airport Rd. and Boone’s Crossing
Clarkson/Clayton Center         140,000       63011   Clayton Road and Clarkson Road
Clocktower Place                220,000       63033   I-270 and W. Florissant Road
Concord Plaza                   158,000       63128   Baptist Church Rd., Lindbergh Blvd., SW corner
Creve Coeur Plaza               135,000       63141   Ballas Road and Olive Street Road
Cross Keys                      332,000       63033   New Halls Ferry Road and No. Hwy. 67
Crossings at Halls Ferry        277,000       63136   South of I-270 at New and Old Halls Ferry Rds.
Cypress Village                 189,000       63074   10919 St. Charles Rock Road
Deer Creek Center               134,000       63143   3200 Laclede Station Road
Des Peres Square                129,000       63131   Manchester Road and I-270
Dorsett Village                 159,000       63043   Dorsett Road and McKelvey Road
Eureka Towne Center             148,000       63025   North side of I-44 east of Allenton exit
Florissant                      119,000       63031   N. Lindbergh Blvd. and Washington St.
Florissant Meadows              128,000       63031   N. Lindbergh Blvd. and St. Denis St.
Flower Valley Plaza             110,000       63033   N. Lindbergh and New Halls Ferry Road
Four Seasons                    180,000       63017   Olive Blvd. and Woods Mill Road
General Grant                   120,000       63119   8400 Watson Road and Cheshire Lane
Grandview Plaza                 225,000       63033   I-270 and Washington Ave.




26
Major Shopping Centers

Shopping Center (including only Sq. Ft. Bldg.      Zip
those over 100,000 sq. ft.)         Area          Code      Location

Grasso Plaza                         100,000      63123     Gravois Road and Rock Hill Road
Gravois Bluffs                      1,000,000     63026     Highway 141 south of Gravois Rd.
Heritage Place                        253,000     63141     Olive Blvd. and Ross Road
Hillside Village                      119,000     63119     SE corner of Watson and Grant Roads
Hilltop Plaza                         325,000     63044     12000 St. Charles Rock Road
Keller Plaza                          133,000     63129     Lemay Ferry and Mehl Roads
Kenrick Plaza                         265,000     63119     7435 Watson Road
Kirkwood Commons                      483,196     63122     South Kirkwood Road and I-44
K-Mart Shopping Center                123,000     63033     10041 Lewis and Clark Blvd.
Ladue Crossing                        135,000     63124     Ladue Road and I-170
Lafayette Center                      124,000     63011     Manchester Road and Baxter Road
Lamp and Lantern Village              148,000     63017     Clayton Road and Woods Mill Road
Landmark Plaza                        116,000     63031     Mullanphy and Shackelford Roads
Lemay Plaza                           159,000     63125     2516 Lemay Ferry Road
Lewis and Clark Center                126,000     63136     Lewis and Clark Blvd. and Chambers Road
Lindbergh Plaza                       184,000     63125     Lindbergh Blvd., east of Lemay Ferry Road
Mackenzie Point                       240,000     63119     Watson and Mackenzie Roads
Manchester Meadows                    455,000     63011     Manchester Road west of Mason Road
Marshall's Plaza                      109,000     63125     I-55 and Lindbergh Blvd.
North County Festival                 392,000     63136     West Florissant south of I-270
North Oaks                            153,000     63121     Natural Bridge and Lucas-Hunt Roads
Oakville Center                       134,000     63129     Telegraph and Baumgartner Roads
Orchard Bend                          119,000     63044     St. Charles Rock Road east of McKelvey Road
Overland Plaza                        272,000     63114     Page Blvd. and Woodson Road
Paddock Hills                         138,000     63033     Highway 67 and N. Waterford Drive
Plaza at Sunset Hills                 307,000     63127     Watson Road and Lindbergh Blvd.
Promenade at Brentwood                300,000     63144     Eager Road at I-170
Ronnie's Plaza                        148,000     63126     Lindbergh Blvd., Baptist Church Rd., NW corner
South Lakeview Plaza                  157,000     63129     Lemay Ferry and Forder Roads, south corner
Southfield Plaza                      113,000     63123     Tesson Ferry Road and Lindbergh Blvd.
Telegraph Plaza                       141,000     63129     Telegraph Road south of Cliff Cave Road
Venture Plaza                         176,000     63125     Lindbergh Blvd., Lemay Ferry Rd., north corner
Village Square                        223,000     63042     Lindbergh Blvd. and I-270
Warson Woods Center                   128,000     63122     9900 block of Manchester Road
Watson Plaza                          118,000     63126     9811 Watson Road
West Oak Square                       144,000     63141     Olive Blvd. and Craig Road
Westport Plaza                        163,000     63146     I-270 and Page Blvd.
Wildwood Crossing                     108,000     63038     16500 block of Manchester west of Hwy 100
Yorkshire Village                     130,000     63119     Watson and Laclede Station Roads

Sources: St. Louis County Departments of Planning and Revenue, 2002.




                                                                                                       27
                   Major Regional Shopping Centers
                     St. Louis County, Missouri                                                                                                                                                                                                                                            PELIC
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                                                                                                                                                                                                                                                                                                                                                    Prepared by St. Louis County
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                                                                                                                                                                                                                                                                                                                                                            August 2002



                                   28
Retail Sales for the St. Louis Metropolitan Area

                                      20


                                                                                                           2000
                                      15
                Sales in $ billions


                                                                                                           2001
                                                                                                           2002

                                      10



                                      5



                                      0
                                              St. Louis   St. Louis City   St. Charles Co.    Jefferson,   Metro East
                                               County                                          Franklin,    Counties
                                                                                             Lincoln and
                                                                                             Warren Co.

                                           Retail Sales for the St. Louis Metropolitan Area, 2000-2002



Retail sales in the St. Louis Metropolitan Area
totaled 33.5 billion dollars in 2002 according to
estimates by Sales and Marketing Management                                                                             Metro East
Magazine. Annual sales for the region grew 4.3                                                                           Counties
percent in 2001 and declined 1.9 percent in 2002.                                                                         19%
St. Louis County had a small amount of growth in
sales in 2002, while St. Louis City, St. Charles                                                                                  Jefferson,
County, the other Metro West Counties and Metro                                                                                    Franklin,
East all had losses, even though the outlying                                         St. Louis                                  Lincoln and
counties have been experiencing the greatest                                           County                                    Warren Co.
                                                                                        52%                                          10%
population increases.
                                                                                                                                St. Charles
                                                                                                                                    Co.
St. Louis County captured more than half of                                                                                         9%
regional sales in 2002. The City of St. Louis had                                                                       St. Louis City
slightly more sales than St. Charles County. The                                                                             10%
five Metro East counties of Clinton, Jersey,
Madison, Monroe and St. Clair Counties account
for about a fifth of regional sales. The Missouri                                      Retail Sales in the St. Louis MSA, 2002
counties of Franklin, Jefferson, Lincoln and
Warren as a group had a tenth of the sales.



Source: Sales and Marketing Management Magazine: Survey of Buying Power, 2000– 2002.




                                                                                                                                         29
Retail and Wholesale Trade
Employment and Average Wages in Retail and Wholesale Trade, 1991 - 2001
                                                           Employees                     Average Wage
Industry
                                                    1991      2001 % Change           1991   2001 % Change
Wholesale Trade
     Durable Goods                                24,813          26,836    8.2%    $35,681 $53,560       50.1%
     Non-durable Goods                            13,248          13,967    5.4%     34,376 51,885        50.9%
Total Wholesale Trade                             38,061          40,803    7.2%     35,029 52,723        50.5%

Retail Trade
     Building Materials & Hardware Stores          4,383           4,850   10.7%     17,269    25,990     50.5%
     General Merchandise Stores                   14,167          16,009   13.0%     12,346    17,151     38.9%
     Food Stores                                  16,178          17,003    5.1%     15,071    21,016     39.4%
     Automotive Dealers &
          Gasoline Service Stations               10,848          11,462     5.7%    24,841    37,475     50.9%
     Apparel & Accessory Stores                    7,857           6,368   -19.0%    11,606    13,818     19.1%
     Home Furniture, Furnishings
          & Electronics Stores                     5,339           6,564   22.9%     19,379 24,916        28.6%
     Eating & Drinking Places                     37,197          42,207   13.5%      8,259 12,323        49.2%
     Miscellaneous Retail                         12,003          16,472   37.2%     13,753 25,144        82.8%
Total Retail                                     107,972         120,935   12.0%    $15,316 $22,229       45.1%

Note: The data in this table includes all wage and salary workers covered by unemployment insurance. This does not
include self-employed workers, railroad, military, and some church employees. Employment numbers from this
source will be consistently lower than figures from the U.S. Bureau of Economic Analysis. This data pertains to
people who work in St. Louis County.



St. Louis is a major national center of Wholesale            Apparel and Accessory Stores lost nearly a fifth of
Trade because of its central location and the high           its employees in the ten-year period, and wages
quality of the local transportation infrastructure.          increased at the lowest rate among the retail and
Wholesale trade provides many high paying jobs               wholesale categories. Approximately half of the
to County and Metropolitan Area residents.                   sales, payroll, and employees in Retail Trade in
                                                             the St. Louis Metropolitan Area are located in St.
The Retail Trade industry is one of the largest              Louis County.
employers      in    St.    Louis     County,    and
employment in Retail Trade grew faster between               Average wage figures for 1991 and 2001 shown in
1991 and 2001 than employment in Wholesale                   the table are not adjusted for inflation. The
Trade. However, the large number of part-time                Midwest Urban Consumer Price Index (CPI) for all
jobs in this industry results in relatively low wage         items rose 30.5 percent between 1991 and 2001.
levels. Eating and drinking places employ the                Thus, all categories in the table above had
largest number of people and have the lowest                 average wage increases exceeding the rate of
average wage level among the subcategories of                inflation except Apparel and Accessory Stores and
retail trade.                                                Home Furniture, Furnishings and Electronics
                                                             stores.



Source: Missouri Division of Employment Security, ES-202 File.



30
Service and Finance Industries
The Service and Finance industries are the most              occupations,    including    managerial   and
rapidly growing sectors of the local economy. The            professional positions for both employees and
Service industries include a wide variety of                 self-employed workers.
businesses and provide jobs in a variety of

Employment and Average Wage for Service and Finance Industries – St. Louis County
                                             Employment          % Change in    Average Wage       % Change in
Industry
                                            1991     2001        Employment     1991      2001      Avg. Wage
Depository Institutions                      8,146      7,696         -5.5%    $22,133   $40,935       85.0%
Non-depository Credit Institutions           5,359      8,719         62.7%     34,884    57,208       64.0%
Securities & Commodities                     2,892      6,860        137.2%     44,886    67,904       51.3%
Insurance Companies                          9,956     11,688         17.4%     30,636    50,385       64.5%
Insurance Agents & Brokers                   4,140      4,769         15.2%     30,560    47,447       55.3%
Real Estate                                  6,775      8,537         26.0%     21,165    34,175       61.5%
Holding & Other Investment Offices           1,400      1,530          9.3%     56,592    86,854       53.5%

Total Finance                               38,668     49,799         28.8%    $34,408   $54,987       59.8%

Hotels & Other Lodging Places                6,453      6,453          0.0%    $12,241   $22,157       81.0%
Personal Services                            7,548      7,677          1.7%     12,615    19,039       50.9%
Business Services                           33,509     48,902         45.9%     19,838    36,743       85.2%
Automotive Repair Services                   5,623      9,913         76.3%     23,259    40,367       73.6%
Repair Services, except Automotive           1,511      1,597          5.7%     21,085    35,268       67.3%
Motion Pictures                              1,888      1,804         -4.4%     17,263    18,608        7.8%
Amusement & Recreation,
                                             7,684       9,839        28.0%      9,928    23,647      138.2%
 except Motion Pictures
Health Services                             47,973     57,945         20.8%     27,919    39,159       40.3%
Legal Services                               2,449      3,050         24.5%     39,958    55,358       38.5%
Educational Services                        13,239     19,171         44.8%     28,422    41,617       46.4%
Social Services                              5,512     10,978         99.2%     13,425    18,287       36.2%
Museums, Art Galleries,
                                                 88        249       183.0%     12,905    19,394       50.3%
 Botanical & Zoological Gardens
Membership Organizations                     4,640       5,587        20.4%     16,415    22,623       37.8%
Management, Engineering,
                                            13,160     17,473         32.8%     32,593    55,353       69.8%
 Accounting & Research Services
Private Households                           1,598       1,918        20.0%     11,341    16,875       48.8%
Miscellaneous Services                         611         789        29.1%     29,244    41,459       41.8%

Total Services                             153,486 203,345            32.5%    $20,528   $31,622       54.0%
Note: The data in these tables include all wage and salary workers covered by unemployment insurance. This does
not include self-employed workers, railroad, military, and some church employees. Employment numbers from this
source will be consistently lower than figures from the U.S. Bureau of Economic Analysis. These data pertain to
people who work in St. Louis County.

Source: Missouri Division of Employment Security, ES-202 File.




                                                                                                           31
Manufacturing Industries
Employment and Average Wage for Manufacturing Industries – St. Louis County
                                            Employment     % Change in Average Wage ($) % Change in
Industry                                     1991   2001 Employment      1991   2001    Avg. Wage
Food Processing                               4,596 4,968         8.1% 28,776    45,217       57.1%
Textile Mill Products                           149    206       38.3% 16,695    39,336      135.6%
Apparel & Finished Textile Products           1,077 1,024        -4.9% 29,615    36,646       23.7%
Lumber & Wood Products                          368    387        5.2% 23,050    28,051       21.7%
Furniture & Fixtures                          2,026 2,712        33.9% 25,574    40,505       58.4%
Paper & Allied Products                       2,651 2,162       -18.4% 33,396    49,580       48.5%
Printing & Publishing                         9,265 8,346        -9.9% 31,764    45,332       42.7%
Chemicals & Allied Products                  10,421 8,128       -22.0% 55,405    79,180       42.9%
Petroleum & Coal Products                       451    661       46.6% 40,154    58,620       46.0%
Rubber & Plastic Products                     3,246 3,552         9.4% 28,433    37,487       31.8%
Leather Products                              1,863    768      -58.8% 29,398    67,724      130.4%
Stone, Clay & Glass Products                    988    999        1.1% 28,865    41,246       42.9%
Primary Metal Industries                      1,062 1,016        -4.3% 29,371    50,128       70.7%
Fabricated Metal Products                     5,556 3,127       -43.7% 27,638    40,378       46.1%
Industrial & Commercial Machinery
& Computer Equipment                          8,916 10,055             12.8%    31,286      48,239           54.2%
Electrical & Electronic Equipment             4,118 3,815              -7.4%    30,524      64,527          111.4%
Transportation Equipment                     40,291 25,505            -36.7%    42,034      67,120           59.7%
Instruments & Related Products                7,041 4,768             -32.3%    32,933      58,960           79.0%
Miscellaneous Manufacturing                   1,668    942            -43.5%    22,610      38,970           72.4%

Total Manufacturing                         105,753 83,141            -21.4%    30,922      49,329           59.5%

Manufacturing industries in St. Louis County have            significant in the chemical industry, with the
experienced employment decline during the                    Monsanto and Mallinckrodt headquarters and
1990’s. The high levels of pay in Manufacturing              research facilities resulting in an extremely well
make this industry one of fundamental                        paid work force. According to the 1997 Economic
importance. The largest and most important                   Census, St. Louis County produced 20 percent of
Manufacturing    industry     is    Transportation           the value added by manufacturing and accounted
Equipment, which includes the Boeing military and            for 29 percent of the manufacturing industry
spacecraft headquarters and production facilities,           payroll for the State of Missouri.
as well as the Ford and Chrysler Auto assembly
plants.                                                      Note: The data in these tables include all wage and
                                                             salary workers covered by unemployment insurance.
The presence in St. Louis County of headquarters             This does not include self-employed workers, railroad,
                                                             military, and some church employees. Employment
or prominent branch offices for several large
                                                             numbers from this source will be consistently lower
Manufacturing corporations such as Boeing,                   than figures from the U.S. Bureau of Economic Analysis.
Monsanto, Emerson Electric and Mallinckrodt                  These data pertain to people who work in St. Louis
results in an unusually high proportion of highly            County.
paid executive and professional employees within
the manufacturing sector. This is particularly


Source: Missouri Division of Employment Security, ES-202 File.



32
Labor Force
The resident labor force of St. Louis County has
fluctuated in response to economic conditions,                  600,000                                      6%
showing some decline in the early 1990s and                     580,000                                      5%
again in the late 1990s after a peak for the
decade in 1996. In the past ten years, the labor                560,000                                      4%
force grew 2.9 percent from 547,855 in 1992 to                  540,000                                      3%
563,348 in 2001.                                                520,000                                      2%

The 4.6 percent unemployment rate recorded in                   500,000                                      1%
the 2000 Census for St. Louis County was higher                 480,000                                      0%
than the 3.9 percent rate reported for the year                            92 93 94 95 96 97 98 99 00 01
2000 by the U.S. Bureau of Labor Statistics.
                                                                                  Unemployed
                                                                                  Employed
The 2000 Census found the gap between the                                         Unemployment Rate
unemployment rate among African-Americans in
St. Louis County and the overall unemployment                             St. Louis County Labor Force
rate to have narrowed in the 1990s. St. Louis                                      1992 - 2001
County’s unemployment rate of 8.9 percent
among African-Americans in 2000 was 1.9 times                  gap widened over the decade between the labor
the overall rate as compared with a 1990 rate of               force participation rate of African-American males
11.1 percent for African-Americans, 2.5 times the              and that of the total male population.
overall rate. The unemployment rate for males in
2000 was slightly lower than for females, a                    The diminishing supply of labor force entrants will
reversal from the 1990 Census.                                 continue to be among the most important
                                                               economic development issues for St. Louis County
The labor force participation rate was higher for              in the next decade.            Employers may find it
African-Americans (67.8 percent) than for the                  difficult to fill entry-level positions. The challenge
population as a whole (67.0 percent), probably                 for the educational system will be to ensure that
because of the younger age profile of African-                 young people have basic skills to enter the work
Americans in St. Louis County. Nationally, the                 force.        Efforts to reduce high minority
labor force participation rate of African-Americans            unemployment will also be needed.
was only 60.2 percent. In St. Louis County the

Labor Force Data with Race and Gender, St. Louis County, 1990 - 2000
                                                                                           Labor Force
                                           Unemployment Rate
                                                                                         Participation Rate
                                          1990                 2000                    1990             2000
 African-American Males                   12.2%                10.8%                   76.2%            68.3%
 African-American Females                 10.2%                 8.2%                   72.2%            67.4%

 Total African-American                   11.1%                 8.9%                   74.9%             67.8%
 Population

 Total Males                               4.7%                 4.5%                   78.1%             74.3%
 Total Females                             4.3%                 4.7%                   60.5%             60.8%

 Total Population                          4.5%                 4.6%                   68.7%             67.0%

Sources: U.S. Census, 2000; U.S. Bureau of Labor Statistics.



                                                                                                                  33
Personal Income and Self-Employed Workers
                                                            Rent fell from 23.7 percent to 22.0 percent as a
                                                            share of total personal income.
                   $50

                   $40
                                                            Self-Employed Workers
 Personal Income
     in Billions




                   $30                                      Self-employed workers or proprietors grew in
                                                            number and percentage within the labor force
                   $20                                      between 1990 and 2000 with some fluctuation in
                                                            the intervening years. Their increase from 75,405
                   $10                                      in 1990 to 88,220 in 2000 amounted to a 17
                                                            percent gain. As a percent of the labor force they
                   $0                                       comprised 10.9 percent in 1990 and 11.1 percent
                         1990 1992 1994 1996 1998 2000      in 2000. Self-employed workers are the most
                            Transfer Payments               common in the finance and service industries.
                            Dividends, Interest & Rent      Gains in self-employment reflect trends toward
                            Wage and Salary & Proprietors
                                                            starting one’s own business as well as increased
                     Sources of Personal Income for St.     use of temporary or contract employees, who are
                     Louis County Residents, 1990-2000      classified as self-employed.

                                                            Self-employed workers are not included in the
                                                            commonly used Bureau of Labor Statistics
Personal Income                                             employment figures, because they are not
                                                            covered by unemployment insurance.
Total personal income for St. Louis County
residents increased to $45.5 billion in 2000, up
from $27.4 billion in 1990, as measured by the
U.S. Bureau of Economic Analysis.         That 66                                           100,000                                12%
                                                             No. of Self-Employed Workers




percent increase in personal income was more




                                                                                                                                         Percent Self-Employed
                                                                                             80,000                                10%
than double the increase in the consumer price
index, which increased 30.5 percent in the same                                                                                    8%
                                                                                             60,000
period.   Transfer Payments had the greatest
                                                                                                                                   6%
increase (90 percent) followed by Wage, Salary
                                                                                             40,000
and Proprietors Income (68 percent) and                                                                                            4%
Dividends, Interest and Rent (54 percent). Wage                                              20,000
and Salary income increased from $18.9 billion in                                                                                  2%
1990 to $31.7 billion in 2000. Wage and Salary                                                   0                                 0%
income constituted 69.0 percent of all personal                                                       90   92 94 96 98 00
income in 1990, rising to 69.7 percent in 2000.                                                            No. Self Employed
                                                                                                           Percent Self-Employed
This shift in sources of income toward a greater
share being Transfer Payments reflects the                      Self-Employed Workers in St. Louis County
increased number of retired residents receiving                                1990-2000
Social Security payments. Dividends, Interest and




Source: U.S. Bureau of Economic Analysis.




34
Major Employers and Cost of Living Data
Major Private Employers in St. Louis County
Company                                                         Persons Employed in St. Louis Region
The Boeing Company                                                             16,400
Schnuck’s Markets, Inc.                                                        12,393
McDonald’s Restaurants of St. Louis & Metro East                               11,000
SSM Health Care System                                                         10,700
Washington University                                                          10,300
St. John’s Mercy Health Care                                                   10,100
Daimler Chrysler Corporation                                                    8,200
United Parcel Service (UPS)                                                     5,200
Tenet Saint Louis                                                               4,800
Dierberg’s Markets, Inc.                                                        4,500
St. Louis County Government                                                     4,400
Special School District                                                         4,000
Monsanto Company                                                                3,700
Edward Jones                                                                    3,700
Rockwood School District                                                        3,500
Source: St. Louis Business Journal, Book of Lists – 2002.




Comparative Cost of Living in St. Louis and Other Metropolitan Areas
Metropolitan Area                                             Cost of Living Index, Third Quarter 2001
New York (Manhattan), NY                                                          218.3
San Francisco, CA                                                                 184.1
Oakland, CA                                                                       139.5
San Diego, CA                                                                     137.8
Chicago, IL                                                                       135.7
Nassau-Suffolk, NY                                                                135.3
Los Angeles-Long Beach, CA                                                        135.2
Washington, DC-MD-VA-WV                                                           133.2
New York (Queens), NY                                                             132.0
Philadelphia, PA-NJ                                                               121.0
Detroit, MI                                                                       111.0
Minneapolis-St. Paul MN-WI                                                        106.1
Cleveland, OH                                                                     104.2
Denver, CO                                                                        102.9
Kansas City, MO-KS                                                                102.2
St. Louis, MO-IL                                                                 100.7
Indianapolis, IN                                                                    97.8
Memphis, TN                                                                         92.2
Source: American Chamber of Commerce Researchers Association (ACCRA) Cost of Living Index.

Note: The ACCRA Cost of Living Index measures relative price levels for consumer goods and services in metropolitan
and non-metropolitan areas. The average for all participating places is 100. The Cost of Living Index should not be
confused with the Consumer Price Index (CPI), which measures inflation rates over time.




                                                                                                               35
State and Metro Assessed Value and Income
The total assessed value of St. Louis County’s real           of the total tax payments due to the state. St.
and personal property amounted to 26.5 percent                Louis County’s assessed value is 61.3 percent of
of the assessed value for the State of Missouri in            the assessed value of the seven counties in the
2001 and was nearly two and a half times as                   Missouri portion of the St. Louis Metropolitan
much as that of Jackson County, the State’s next              Statistical Area (MSA). St. Louis County’s net
largest county. St. Louis County’s share of the               individual income tax contribution to the State of
state individual income taxes due in 2000 (net of             Missouri amounts to 69.2 percent of the St. Louis
state tax credits) was even larger: 36.5 percent              region’s share.

Assessed Value and State Income Tax Due for Largest Missouri Counties
Largest Missouri               Assessed            % of State             Net State Income         % of Net State
Counties in Order by       Valuation, 2001          Assessed               Tax Due, 2000            Income Tax
Population Size              ($1,000’s)          Valuation, 2001              ($1,000’s)             Due, 2000
St. Louis County              18,114,388                   26.5%                 1,221,744                  36.5%
Jackson (Kansas City)           7,315,172                  10.7%                   348,372                  10.4%
St. Louis City*                 3,196,243                   4.7%                   124,037                   3.7%
St. Charles                     4,308,570                   6.3%                   228,126                   6.8%
Greene (Springfield)            2,886,666                   4.2%                   131,726                   3.9%
Jefferson                       2,001,487                   2.9%                   105,198                   3.1%
Clay (Kansas City               2,708,619                   4.0%                   117,500                   3.5%
area)
Boone (Columbia)                1,507,688                   2.2%                      81,135                    2.4%
Jasper (Joplin)                 1,228,329                   1.8%                      41,343                   11.2%
State of Missouri              68,370,889                 100.0%                   3,349,658                  100.0%
*The City of St. Louis is an independent city with county functions.



Assessed Value and State Income Tax Due for Missouri Counties of the St. Louis MSA
County                       Assessed              % of MSA,               Net State Income        % of Net State
                          Valuation, 2001       Missouri Portion,           Tax Due, 2000          Income Tax Due
                            ($1,000’s)              Assessed                   ($1,000’s)           from MSA, Mo.
                                                Valuation, 2001                                      Portion, 2000
St. Louis County               18,114,388                 61.3%                   1,221,744                 69.2%
St. Louis City*                 3,196,243                 10.8%                     124,037                   7.0%
St. Charles                     4,308,570                 14.6%                     228,126                 12.9%
Jefferson                       2,001,487                  6.8%                     105,198                   6.0%
Franklin                        1,211,803                  4.1%                      54,697                   3.1%
Lincoln                           409,295                  1.4%                      18,419                   1.0%
Warren                            328,319                  1.1%                      13,100                   0.7%
St. Louis MSA –                29,570,105                100.0%                   1,765,321                100.0%
Missouri Portion
*The City of St. Louis is an independent city with county functions.



Source: Statistical Abstract for Missouri, 2001, Economic & Policy Research Center, University of Missouri.



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