[elb401]

Because the soup kitchen is across the street too.

[bayourat 15]

Verve go stand by that corner (during the week) and then tell me you would buy one of those condos. Laborfinders is a great business , but but inorder for this area to clean its image and fill in all those empty eyesore parking lots, i think it would be wise to relocate. Also all the bars and shops on Dauphin St. is a rock throw away.:tup:

[Musicisright]

Someone was saying the exact same thing about Labor Finders in Sound Off either today or yesterday.

[nimsjus]

PKP-Any word on your TCBY venture?

[pkp]

PKP-Any word on your TCBY venture?

Hey hey! Thanks for asking. Application's been approved, should be finalizing my negotiations on the lease this week and then TCBY has to formally approve the site. I'm thinking 30 days before we know 100% for sure.

[Musicisright]

It's my dream to live and open a business downtown. Congratulations.

[montysano]

The people utilizing Labor Finders are folks looking for work - why would they have to be characterized as bums , homeless, and thugs - hardly the type that one would expect to be trying to get a job.

When I was coming to town to work on the tower, I'd park in that lot on the west side of Bienville Square, right near Labor Finders.

Verve, I hear what you're saying, but many of the folks I saw didn't appear to be ready to go to work. It's a dilemma: you certainly want to encourage folks to work, but not at the expense of scaring off visitors. Bienville Square is a lovely place, but a bit threatening, esp. at night.

[BlessedMobile]

I think that I can help clarify the question of who are the people who use 15 Place (so called "soup kitchen" and LaborFinders job seekers. I am associated with a homeless assistance program that works with those who use 15 Place and other homeless related facilities. Homeless people come to 15 Place for a meal and some quick medical services...they are generally in an out within an hour at mid day. Do they hang around 15 Place?...not really, they are ALL OVER downtown. Most of the homeless aren't looking for a job so the LaborFinders office is only coincidentally close to 15 Place. It would probably be a good idea to encourage LaborFinders to relocate closer to a more westerly location downtown as this is where you are getting the early morning crowd looking for day work. The people using both 15 Place and LaborFinders are mainly the transient population..those who are passing through. I hope this has answered some of your questions and concerns.

[bayourat 15]

Thanks 4 the info. So why do we have 15place to start with? Isn t the salvation army/ red cross over on Dauphin and Broad Streets? Im with u on moving labor finders. Somewhere over by Bishop State would be a good spot. Maybe it is just me, but i just cant see the condos taking place . This whole block needs cleaning. If i wuz a 80year old grandmomma or a college hottie that wanted a condo id look somewhere else:yes:

Hey BlessedMobile , any news on the new Hampton ?:shrug:

[BlessedMobile]

15 Place started a few years ago by the Homeless Coalition to provide a meal and some assistance for the homeless and transients. There is a medical person there who is a part of the Jesuits and others who are paid by grant money. The Red Cross has nothing to do with the homeless, not because they don't care...it just isn't a part of their mission. Salvation Army feeds and overnights people. Most homeless would rather stay at their own place rather than stay in a shelter. LaborFinders likes the proximity to the feeding places....you fish where the fish are biting! I do think that the St. Francis street project is on the current far north side of where young people would consider buying a condo.

[Verve]

I appreciate all the comments and only took exception to the characterization of the transients and jobseekers as thugs. I understand the concerns about the transient population and I see them when I'm down there at work. Yes, they do make people feel uncomfortable but not all are threatening. As the area becomes more developed, I'm sure the building that LaborFinders is using will become more valuable for other purposes and they will locate to another area.

One thing that many downtown areas face is what to do with the transient populations that don't seem to fit in with development plans. I'm happy to see things happening in the downtown area and I hope that these new developments improve the ambiance and quality of life downtown. But, I also want the community to be tolerant and supportive of entities that provide services for those who need it such as 15 Place and LaborFinders.

[bayourat 15]

Verve , would u live across the street in one of those condos ?

[pkp]

The homeless population seems to be growing dowtown. Since I started riding my bike or walking to work in December, I have noticed a significant increase all over downtown. And its not the same old folks I always used to see. I do not feel at all threatened by these folks, and I know that cities have and probably always will have homeless - whether by situations they can't control (most of them) or by their own free will. However, it seems that we have way a very large homeless/transient population than we should for a city of our size. Perhaps it is because of the i abbundance of services available to these folks downtown (Salvation Army, Catholic Social Services, 15 Place, Waterfront Rescue Mission, etc...) or maybe I just notice it more because I live here and don't stay within the confines of a car when getting around. I have heard that more than 2/3 of the homeless population of Mobile lives in the suburbs - vacant grocery stores, etc... and actually DRIVES downtown to take advantage of the services offered to the needy.

We need to work on a long term goal to help at least some of these folks get off the streets permanently - not just overnight.

[pkp]

It's my dream to live and open a business downtown. Congratulations.

The 1st one is very easy to do. We bought a place in Oakleigh - I consider it downtown. I can walk to Bienville Square in 25 minutes and ride my bike there in 10. There are a lot of houses there for sale now in every price range, the area is safe (much safer than Grand Bay - where I moved from and a lot of people are moving to) contrary to what most people believe, and its a great community. There are also some options in Church St. East now as well and De Tonti.

We seriously considered buying a condo downtown, but as most on the forum have pointed out, they are priced very high for what you get. That is, our 2600 sq ft house in Oakleigh cost the same as a 2 bedroom one bath condo dowtown. If I were single, I would have gone that route, but to be married and wanting to have kids, we couldn't justify it.


My advice - take the plunge. Screw the naysayers. I hear a lot of people BS saying they would like to live closer to downtown but can't afford it. Houses are about the same price per square foot here as they are in west Mobile. The safety issue is pure paranoia. The only issue might be schools. However, if your kids make good grades, they can attend the best public elementary and middle schools in Mobile (Council and Dunbar - magnet schools) and the best public high school - Murphy. What's to loose - I will never, ever not live in the core of a city again.

Now, the business thing is another story. Now's a good time to start one downtown, but it really is a pain in the ass. As most people know, the real estate market is cornered by a couple of families who refuse to keep their buildings updated. Give me a year and I will let you know if its worth it.

[pkp]

Verve , would u live across the street in one of those condos ?

I would - I would be much more concerned with the actual apearance of the facilites, not to mention the nasty parking lot facing Beinville than the service provided there. It is amazing how something feels so much safer (studies show it is actually safer) when it is well kept i/o of run down. I they they call it "broken window effect" or something like that. There are homeless all over Mobile and Baldwin County - they are just easier to ignore outside of downtown.

[DruidCity]

We bought a place in Oakleigh - I consider it downtown.

Last month, my Mobile relatives took me to restaurant in that area called Guido's, which was really good. Are there any other restaurants "hidden" like that in the neighborhood ?

[BlessedMobile]

The homeless population seems to be growing dowtown. Since I started riding my bike or walking to work in December, I have noticed a significant increase all over downtown. And its not the same old folks I always used to see. I do not feel at all threatened by these folks, and I know that cities have and probably always will have homeless - whether by situations they can't control (most of them) or by their own free will. However, it seems that we have way a very large homeless/transient population than we should for a city of our size. Perhaps it is because of the i abbundance of services available to these folks downtown (Salvation Army, Catholic Social Services, 15 Place, Waterfront Rescue Mission, etc...) or maybe I just notice it more because I live here and don't stay within the confines of a car when getting around. I have heard that more than 2/3 of the homeless population of Mobile lives in the suburbs - vacant grocery stores, etc... and actually DRIVES downtown to take advantage of the services offered to the needy.

We need to work on a long term goal to help at least some of these folks get off the streets permanently - not just overnight.

Pkp...you have a lot of it right and some of it wrong. Yes, there are more around town who came here from NO and Ms. Coast. Every major city offers similar services for the homeless and transient population. These people get food and healthcare downtown but stay under bridges and in wooded areas from I-65 to downtown. Do they ride to get services...they can ride the bus for about a buck or get picked up by a few vans if it is for medical reasons. They do have enough money to do this when they wish. Homeless are very, very seldom in any commercial buildings of any kind; it is the quickest way to get arrested next to laying down on a bench in Bienville Square. Homeless don't even like to stay in the shelters very long because they know that whatever they did not carry in with them and was left at their regular place will likely not be there when they return. Stealing from each other is punishable by a "friendly" beating. The assumption that most homeless are there "by situations they can't control" is sadly wrong, though it would be nice to see it be true. Most homeless choose the lifestyle; there is NOTHING that they really need that is not provided to them FREE. Many have very little self respect and drug issues that keep them unfit for regular employment. Those of them who really want to be "off the street" can and will get off. America is a one-of-a-kind...and I thank God we are a caring and compassionate people.

[pkp]

Last month, my Mobile relatives took me to restaurant in that area called Guido's, which was really good. Are there any other restaurants "hidden" like that in the neighborhood ?

I live a 1 1/2 blocks from there. Callahans is another bar/resuraunt in Oakleigh, but not really "hidden" - been there nearly 70 years and got pretty popular about 5 years ago and still is - mostly pub fare and beer. In the general area, other good places that aren't really well known are La Pizzaria in the Leinkauf District and The Bakery in Dauphinway. Saucy Q is in Oakleigh and has rally good barbeque - especially ribs. The other decent restaraunts are along main roads like Government, Dauphin, and Old Shell. Other than the ones already mentioned, we frequent Butch Cassidy's, Billotis, The Pillars (it has really gotten good again), Ruth's Chris, Dew Drop Inn, Chuck's Place, Queen G's, and Janino's in midtown. Every place that is downtown is actually pretty good - they have to be to stay in business. Most are lunch place. Are favorite dinner spots are Cafe 615, NOJA, and Wintzells, which is he only good one.

[elb401]

I believe Tillmans corner has the most homeless in our area. The newspaper did an article on it.

PKP how long ago did you move to oakleigh? we were thinking about moving to oakleigh from across the street in the dauphin way district.

[BlessedMobile]

Tillman's Corner got the bulk of the problem people from the Coast and NO. These are more of the criminal homeless than the wandering homeless. It is no surprise that TC would have more of those who fit the homeless definition as the definition of homeless by the government would include those who are on the street, living at someone else's home, no residence but in a shelter and even those who are being evicted. I agree TC got the short end of this stick; Maybe they would like a shelter and dining hall out there??? The homeless who would bug a downtown pedestrian are NOT in Tillman's Corner. The homeless of most interest to downtown are never more than a few miles from the next meal site. Oh yea, Wilmer has them too!

[pkp]

I believe Tillmans corner has the most homeless in our area. The newspaper did an article on it.

PKP how long ago did you move to oakleigh? we were thinking about moving to oakleigh from across the street in the dauphin way district.

We bought there in August and moved in October.

[nimsjus]

I hope they do not let this gas station happen. They are dropping a small fortune on redeveloping that area and this would not contribute a thing to the neighborhood. I also didn't realize that the "Bring Back Broad" deal was only south of Goverment. That is the portion of Broad I NEVER drive. I guess I will have an excuse to go that way. I wish they could also do the more visible portion of broad from Goverment north. Maybe someday.
Gasoline station fueling dispute
Saturday, July 14, 2007By JEFF AMYStaff Reporter
People who may be trying to build a gas station on Broad Street, south of downtown, appear to be in a footrace against efforts to expand the boundaries of the Oakleigh Garden Historic District.

Most of the lot is outside the existing city-protected Oakleigh boundary, and developers are seeking approval from the Mobile Planning Commission on Thursday to divide out a small portion that city officials said is inside the district.

But the Mobile City Council could vote Wednesday to approve an expansion of the Oakleigh district that would take in all the property at Broad and Elmira, as well as a much broader swath of land, mainly along Broad and Texas streets. That expansion has been under discussion for months.

Marvin Hewitt Enterprises of Lawrenceville, Ga., had announced plans to build a convenience store at Broad and Elmira last year, but put those plans on the shelf after widespread neighborhood opposition.

Justin Smith, a real estate broker with Saad & Vallas Realty Group, who represents the company's other six Mobile County sites, now

refuses to say who his client is on Broad Street or what the client's intended use is.

"The customer has asked me not to make any comments about it," Smith said.

Neighbors and City Councilman William Carroll, though, believe that a gas station is still the intended use.

"We are opposing the gas station being put on the corner," said Stony Chavers, the president of the Oakleigh Garden District Society, a neighborhood association.

The land in question is zoned for commercial use, and outside a city-protected historic district, a property owner could build a wide range of structures.

Inside the district, a property owner would have to get approval from the Architectural Review Board, which regulates the exterior appearance of structures in an effort to maintain the historic nature of the areas.

The council's vote could void any effort to escape architectural review. City Council attorney Jim Rossler said it was his opinion that the property would come under historic regulation, although the proposed ordinance wouldn't formally take effect until after it was advertised.

Carroll, who lives nearby on Broad, said that the Wednesday vote was not scheduled as an effort to hamper the development proposal.

"It is purely coincidental," he said. "I had no idea."

There's been little organized opposition to the Oakleigh expansion. Residents at an April public hearing were cautious, mainly asking questions.

It's not clear that the review board would block the plans or require them to be significantly altered. Though some neighbors would like for the land to become residential, the board can't regulate use.

Earlier this year, the board approved plans for another gas station, owned by Marvin Hewitt Enterprises, near the corner of Spring Hill Avenue and Catherine Street. Several years ago, the review board approved plans for a gas station complex at Five Points, on the southeast corner of Spring Hill Avenue and Ann Street.

Both the Spring Hill Avenue sites are in the Old Dauphinway Historic District. That neighborhood's association did not oppose the development that was approved earlier this year, and only a few neighbors fought those recent plans.

The Oakleigh site could be different, though. Broad Street corridor is also the focus of a federally funded improvement plan, called Bring Back Broad.

Right now, planners want to spend $2 million to narrow Broad south of Government Street and install landscaping, new lights and better sidewalks, in an effort to make it more attractive.

Palmer Hamilton, a lawyer who has helped renovate a number of houses in Oakleigh, was a key player in getting the federal money.

"I cannot tell you how depressed I would be after all the effort on Bring Back Broad to have this happen," Hamilton said. "Putting a gas station that probably wants to sell cheap alcohol is not going to improve the quality of life."

Chavers said that many longtime Oakleigh residents had trouble with a convenience store on Government Street and fear that it will attract crime.

[BlessedMobile]

I agree that the station does not belong in a residential neighborhood. It looks like the want to control more of the commercial property with the expansion. The one thing that really caught my eye was the possibility of narrowing Broad street south of Government; that is a well traveled road. Maybe they think that having a median with trees would bring back some small businesses and improve the residential look. Hope it works out for the good of all.

[sahara727]

any updates on the royal st. hampton? that 'coming soon' sign only appeased me for a few days--now it's starting to annoy me because i walk by it almost every day...also, does anyone know what they're building on that vacant lot and adjacent facade on dauphin? it's in the heart of loda, just a little ways down from bienville. they had a construction sign up for months and i had all but given up on it, then they suddenly brought in a crane and shit started going down. wonders never cease.

[CottonCity251]

any updates on the royal st. hampton? that 'coming soon' sign only appeased me for a few days--now it's starting to annoy me because i walk by it almost every day...also, does anyone know what they're building on that vacant lot and adjacent facade on dauphin? it's in the heart of loda, just a little ways down from bienville. they had a construction sign up for months and i had all but given up on it, then they suddenly brought in a crane and shit started going down. wonders never cease.

I think you may be speaking of the Crescent Theater.

[nimsjus]

I think you may be speaking of the Crescent Theater.

I agree. If it is the one down by the old Olensky building, I think that is the Crescent project also. Independent thetre on the 1st floor. HIGH end condos on the 2nd floors. I believe I heard 500k to 1 mil for the price range of the two apts/condos. The project developers may even be taking one of the apartments for themselves. I can't remember the specifics. Lagniappe spotlighted the project and the developers in an article a while back.

PS-Has the PR not had Kathy Jumper's real estate rundown column the past two weeks? I have to read the online version from Auburn and it has appeared that there was not one. Just curious...

[bayourat 15]

its in todays sunday pr.


Did anyone read fridays paper? It read their is talk that a shipyard building cruise ships headed to the old navy homeport. I had to read it several times when it said it would bring in several thousands of jobs!!:cheers:


I think this artcle was located under the new pipe plant in Prichard

[nimsjus]

its in todays sunday pr.
Anything interesting? It is not being put in on AL.com so I haven't seen it in weeks. That is my favorite part of the weeks paper because it talks about properties being bought and sold and development plans.

[bayourat 15]

An upscale restaurant in Legacy Village (across from Springhill Hospital)

South Turf Landscape bought 5 acres off of Halls Mill


Local Investors bought 846acres in the Bayou for 2million. For what i don t neaux. Maybe a trailor park ?

Thats about it.

[bayourat 15]

http://www.cityofmobile.org/announcement_files/final_rfp_old_mobile_plan_41207.pdf

This is the best i could do for a link, but scroll down and says in August the city will pick the company which will come out with THE STRING OF PEARLS part 2. I wonder when we will see Mobile's future look?

[pkp]

I agree that the station does not belong in a residential neighborhood. It looks like the want to control more of the commercial property with the expansion. The one thing that really caught my eye was the possibility of narrowing Broad street south of Government; that is a well traveled road. Maybe they think that having a median with trees would bring back some small businesses and improve the residential look. Hope it works out for the good of all.

There isn't much traffic at all. Most of the road is wide enough to the be 6 lanes - I am all for the plan.

[nimsjus]

An upscale restaurant in Legacy Village (across from Springhill Hospital)

Local or chain? Did it give a name or a style of food?

[NitekKetin]

The restaurant will be called 'True', and it will be a locally-based white table coth eatery. It is going to be located in the space to the right of The Wine Loft just behind the Starbucks outparcel. Personally, I was hoping for an upscale national chain, such as PF Chang's.

[BlessedMobile]

I am guessing that Dad is the money and junior is the manager. I hope junior can chef because they will have a hard time being consistently good as turnover among better chefs is high. Location is a B-. If it is small I believe it will make it. Mitchell is a good landlord. Glad they stepped up to the plate but I have never heard of them in this business before. Good luck True family.

[nimsjus]

I am guessing that Dad is the money and junior is the manager. I hope junior can chef because they will have a hard time being consistently good as turnover among better chefs is high. Location is a B-. If it is small I believe it will make it. Mitchell is a good landlord. Glad they stepped up to the plate but I have never heard of them in this business before. Good luck True family.

I think it has a fightin chance. Alot of my high school friends(recent college grads from UMS/St. Pauls) have been frequenting the Wine Loft very regularly. I'm sure that crowd and their parents are who True will be aiming for. There are not alot of nearby fine dining options for the SpringHill crowd, so I think this will do very well if it is good.

[bayourat 15]

http://www.lagniappemobile.com/article/989

[dejalite]

I've been working on some amatuer development ideas for on city to present to whomever it is that will get my foot through the door in developing while I finish down at bishop states architectual design program I will upload my renderings soon so ya'll can checkum out! LOL please don't tease me too hard about them.

I am an artist but doing artist renderings that involve architecture that's a whole other world but I'm going to keep trying...keep up the good work guys peace and progress....

[bayourat 15]

:cheers: :tup: :cheers:

[nimsjus]

From the Press Register. The council got it right...
Council votes to expand Oakleigh
Thursday, July 19, 2007By JEFF AMYStaff Reporter
The Mobile City Council voted unanimously Wednesday to expand the boundaries of the Oakleigh Garden Historic District, including areas along Broad, Texas and Fry streets.

The vote means the city will now regulate changes to the exterior appearance of structures in the new areas, with property owners having to seek permission from the Architectural Review Board before making changes or constructing new buildings.

The expansion, which will take place once the city ordinance is advertised, is the largest growth in any Mobile historic district in years.

Councilman William Carroll, who represents the area, said the change was not meant to create hardships for residents or displace them because of rising property values.

"There are a lot of historic sites on that end of Oakleigh that we need to preserve," Carroll said.

Though there had been little direct opposition, many residents had expressed fears that they would be forced to immediately make expensive upgrades to their homes. Supporters of the enlarged district tried to ease those fears Wednesday.

Bunky Ralph, the chairwoman of the review board, said rules would only come into play when owners make changes to their property.

"What we will be doing in the future is helping people do the right thing with their houses," Ralph told council members.

Stoney Chavers, president of the Oakleigh Garden District Society, said the larger district would encourage renovation of rundown houses and bolster tourism.

Proponents have also said the new boundary would enhance a $2 million plan to improve a stretch of Broad Street south of Government. That plan, known as Bring Back Broad, envisions building a center median and improving sidewalks and street lights.

Those supporting the change have also said it would clear up persistent confusion along Texas Street about which properties were in the district and which properties were outside.

The enlarged boundary could be a factor in city approvals for a development at the corner of Broad and Elmira streets. There had been plans to build a gas station at the corner, but a real estate agent for the developer now refuses to say what might happen to the property.

A subdivision request for the parcel is scheduled for the Mobile Planning Commission at 2 p.m. today. Before the boundary change, the subdivision would have created a commercial parcel entirely outside the historic district boundaries, allowing development without the approval of the review board.

Jim Rossler, the City Council's attorney, said historic district rules will now apply to the land, even though the ordinance voted on by the council Wednesday must be advertised before taking effect.

The council vote followed a public hearing before the council, where supporters spoke for the expansion. A much larger group of residents had attended a public hearing at Government Street United Methodist Church in May.

After that hearing, the Mobile Historic Development Commission recommended the expansion to the council.

Unlike in 2002, when the city proposed creating a Midtown historic district, residents did not get a chance to vote directly.

[dejalite]

Right on Charleston street.

There had been plans to build a gas station at the corner, but a real estate agent for the developer now refuses to say what might happen to the property.


The real estate agent can't say anything. The developer got his feelings hurt very badly when he tried to play the owner of the property for a sucker with his offer. >>>but you didn't hear it from me.

[Exodus]

I saw the most beautiful pano of Mobile today. I stood on a small hill on the Springhill campus, and I could see downtown, midtown, Prichard, and the Cochrane Bridge.:tup: Too bad I didn't have a camera that was able to take pano shots.

[spookyapp]

I saw the most beautiful pano of Mobile today. I stood on a small hill on the Springhill campus, and I could see downtown, midtown, Prichard, and the Cochrane Bridge.:tup: Too bad I didn't have a camera that was able to take pano shots.

There's also a spot like that on the St. Paul's campus. Where exactly on the SH campus is the shot? Maybe I can take a pano when I get back down there in about a week.

[Exodus]

Take the drive off of Dauphin by the golf course, and follow it to you see a sign that reads administration building. When you find the administration building, just park in the lot of the building that is just east of it. It overlooks I-65. It will be even better this fall, because some of the trees block a little bit of the view, depending on what angle you are looking from.

[elb401]

Thats one of the spots that me and my girlfriend go sometimes to relax. we haven't been lately.....its been to hot. It would be great if ya'll could get some shots. its next to that grave yard and little church, right.

[Musicisright]

Thats one of the spots that me and my girlfriend go sometimes to relax. we haven't been lately.....its been to hot. It would be great if ya'll could get some shots. its next to that grave yard and little church, right.

"Relax", huh. Just kiddin'.

I might have to check out the area.

[elb401]

haha.......I wish. I hope that ya'll get a great shot of that site it is pretty great. next time you go Exodus please dont forget your camera!!!:D

[Alxx611]

yea, for the longest time I've wanted to create a photo thread of photos of downtown from further West, and one of the great views would be from Spring Hill college, where you can see every part of town.

There's also a view like that near Davidson high school on Azalea road, where you can see 12 story Montlimar Place, then the Regions Bank and Marriot by the mall, then downtown, and then the Cochran Bridge.

You can see the RSA tower from as far as Cottage Hill and Montlimar, and Highway 90 and Azalea.

[Exodus]

Thats one of the spots that me and my girlfriend go sometimes to relax. we haven't been lately.....its been to hot. It would be great if ya'll could get some shots. its next to that grave yard and little church, right.Yeah, it's near the cemetary. A person can sit in their car right there in the parking lot and overlook everything. Looks like it could be a great makeout place at night;) Before I would attempt to get a shot of the city like that, I would have to get a better camera, and figure out how to get a pano shot. Isn't there a lense that enables you to do that ?

[CottonCity251]

Here are today's rounds of developments mentioned in the Press-Registrer. The first one is a story on downtown condo developments and the second is about Waterstreet Landing, which investors say will happen and the land is not for sale.

Condo projects keep sprouting downtown

Sunday, July 22, 2007
By KATHY JUMPER
Real Estate Editor

Tuscaloosa developer Steven Barr chose downtown Mobile a year ago for his 21-unit condominium at 308 St. Louis St., based on his belief that the city has a bright economic future.

"I felt Mobile was in for some good times," he said. "Mobile could be the capital of the Gulf Coast."

Like Barr, out-of-town and local developers are hitting the downtown pavement in search of buildings or land to construct more residences to meet the demand they say is there.

"The timing is right," said John Hunter of Mobile, who plans to develop 250 St. Francis Street, a 32-unit condo building on a parking lot site at St. Francis and North Joachim streets.

"We don't have to tear anything up," he said. "It's going to be a first-class project."

Hunter, who has developed several condo complexes on Dauphin Island, and John Peebles, a commercial broker, are partners in 250 St. Francis Street. Presales have just begun at prices starting at $239,900 for a one-bedroom unit and up to $375,000 for large, three-bedroom units. Six units are reserved, Peebles said.

"There's a pent-up demand for housing downtown, and the city's study confirms this," Peebles said.

Residents moving to downtown Mobile would fill more than 250 housing units a year for at least five years if developers could build them, according to a report done last November for the Downtown Mobile Alliance.

There's a potential market of 1,960 households each year that are looking to rent or buy apartments, lofts, condos or townhouses, according to the city's study by Zimmerman/Volk Associates of Clifton, N.J. Prices for the condo units and houses should range from $115,000 to $500,000, the report said.

The prices for current downtown projects range from $166,000 to $500,000, depending on the square footage and amenities. The complexes include historic warehouses to new construction. Some condo projects offer private, indoor or covered parking; others have secluded courtyards, and another offers balconies overlooking the Mardi Gras parades.

The buyers are a mix of young professionals working downtown, empty-nesters who have a second home on the bay or at the Gulf, and investors who plan to rent the units, according to developers.

Downtown's condo prices may be getting too high for folks to afford, according to contractor Tilmon Brown. "You need to match your pricing to the marketplace if you can," he said. "It's unrealistic to price condos at $400,000 to $500,000 downtown."

His downtown projects include the 24-unit Mattress Factory on Dauphin Street that he developed for seven out-of-town investors, which should be done this fall. There are two units available, a townhome listed for $325,000 and a loft at $199,000, according to Nichole Patrick of Dauphin Realty.

Brown just finished St. Emanuel Place, an 11-unit apartment complex he owns at 127 Dauphin St. The units rented so quickly that he plans to build 28 apartments in the Buick building or the former Turner Motor building on St. Louis Street.

But most developers are looking to build condo units to sell.

Brown has partnered with Todd Drummond, a commercial broker, and former state Sen. Ann Bedsole to renovate the O'Gwynn building at Conti and Conception streets into 10 condo units. The units will start at $191,000.

Another condo project under way, Carriage Works at 701 and 709 Dauphin St., is a joint project of Drummond and Bedsole. There will be seven condo units built in the existing building, priced from $229,000 to $390,000, and four new townhomes built next door, priced at $399,000, according to The Drummond Group.

Barr's St. Louis Lofts are priced from $166,000 to $255,000 and 12 of the 21 have sold, he said. He is renovating the former Mobile Fixture & Equipment warehouse.

"We're not disappointed with sales since lofts are still fairly new and people need to see what they look like," Barr said. "We think the momentum is about to pick up."

The newest residential project, 250 St. Francis Street, will be new construction built to look like old Mobile architectural style, according to Peebles.

"Our goal when it's finished is to have people drive down the street and say, 'Wow, what a fabulous old building, and we're so happy they saved it.'"


Water Street developers persevere
Group putting together riverside condo-retail complex says it will overcome difficulties

Sunday, July 22, 2007
By KATHY JUMPER
Real Estate Editor

The Water Street Landing condominium and retail complex is one of "the most amazingly difficult projects" that Los Angeles developer John Bostick says he has ever tackled.

The 241-unit project at the foot of Government Street downtown was announced three years ago, and progress has stalled from the get-go for a number of reasons: The city was unaware that a partner in the project is a convicted felon; negotiations are still ongoing with CSX Railway to build the condos over train tracks; a key development partner passed away in December 2006; and a month later the project architect and contractor filed liens on the property.

"We do understand that there's a perception of 'Wow! This is probably never going to happen,'" said Bostick, a partner in the Millennium Pacific Icon Group based in Los Angeles. "But we're not going anywhere. The property is not for sale."

Bostick became the group's spokesman after the managing partner, James Mahoney of Tustin, Calif., died unexpectedly last fall.

"I still believe this is one of the best locations in the city," Bostick said. "We just keep running into issues. But some of the most difficult projects are usually some of the best."

The estimated $80 million

riverside residential and retail complex on 1.6 acres on Mobile River would include about 60,000 square feet of retail space, according to Millennium's plans. The condo units are to be built on the west side of the CSX tracks, with trains traveling underneath the project. Last March, Millennium hired crews to demolish the old CSX office and removed it from the property.

The most recent complaint against Millennium was filed June 26 in Mobile Circuit Court by White-Spunner Construction, which is seeking $68,500 for pre-construction services. The Mobile-based contractor had already filed a lien against the property Jan. 30, seeking payment.

"We're asking for the basic costs," said John White-Spunner, president of the firm. "The architect got paid. But we couldn't get any response." He said the company worked on the design plans and did the construction budget, which includes costs of materials and equipment.

White-Spunner's complaint has been turned over to Millennium's attorney, according to Bostick. "In our opinion, Alabama law says that you can file a lien if you've built a structure, and, obviously, they didn't build a building and didn't do work on the site," he said. "I don't think filing a lien is the right approach."

Watermark Design Group in Mobile filed an $869,724 lien against the property on Jan. 2, 2007, for design work the architects did for the condo project. The lien was withdrawn after the issue was resolved through mediation, according to Bostick.

Millennium plans to hire a Birmingham architectural firm to work on the plans, but that is on hold until CSX and city officials work out issues related to crossing the tracks, according to Bostick. The city would like crossings at the condo site as well as the nearby Alabama Cruise Terminal.

The city is confident it can reach a resolution with CSX soon, according to Al Stokes, chief of staff for Mayor Sam Jones. "We are not in a position to discuss the details at this time," Stokes said.

The riverside project was first introduced to the city in December 2004 by Andrew Oliver, a Mobile native working with the L.A. group. Shortly thereafter, the Press-Register learned that Oliver had a criminal record, including a conviction in connection with a bank robbery and murder in Georgia in 1965. He offered to step aside if his involvement would hurt the project, but city officials said they were still supportive of the planned development.

The condo building and retail stores may have to be under construction before people believe it will happen, according to Bostick. "We've never looked at this as a resort or vacation deal where you have to have presales before you can get construction financing. We see these as more permanent residences."

The prices for the condo units have not been determined, Bostick said. "What will drive our pricing is purely the location."
----------------------------------------------------------------------------------------------------------------------------------

There is also something that caught my attention from Wikipedia which states..."Mobile is expected to overtake Birmingham as the most populous city in Alabama by 2012 with a population of 251,000", http://en.wikipedia.org/wiki/Mobile,_Alabama. The last I heard was this was expected pass 2020. Can anyone give me some comments on this? The site also states that Mobile is amongst the top ten most prosperous cities in the U.S.

[elb401]

This is great news!! I just hope that I'm still living in Mobile when the construction starts (if ever) on those condo towers!!

Oh the thing about wikipedia is that the information is not really that reliable. I think that there is no way for Mobile to overtake Birmingham's city population by 2012 without the annexation of west Mobile and Tillmans corner (which that area combined is nearing 80,000 people) by 2012. And that is really possible and is looking more and more like it is going to happen that way. but without annexation I don't think that will happen anytime soon.

And for the Mobile Metro to overtake the B-ham metro.....lets say that probably wont happen anytime soon....but who really cares as long as Mobile is a great place to live!! Population growth can be just as big of burden as having a declining population! Just look at Baldwin County!

[nimsjus]

Also downtownish...An investor wants to build a small cafe and gourmet market at the corner of Government and George streets in front of StorageMAX Mid town , according to Realtors. The site is under contract to be purchased this fall, but the cafe plans must still be approved by historic and city planners, Realtors said.
That will give downtown two of these type places. I believe the other is in the vicinity of Conti Street and is further along in the process(renovating the building I believe). It is all good news for Downtown Mobile these days. Hopefully the new master plan coming out in August will set some high goals with more great projects to keep people striving for more downtown.

[Musicisright]

Yeah, sounds like they're just going for the "wow" factor on the wiki page.

[CottonCity251]

Has anyone other than I noticed the influx of Georgia tags in the area. Within the last week I've seen more Georgia tags than Florida tags. Most I've seen were from Fulton, Cobb, and Gwinnett counties.

[nimsjus]

PR article on the parking shortage/issues downtown from the parking study done by the downtown alliance. If you read the study nothing new, but for those who haven't, here ya go.
Report: Parking shortage possible
Study, citing lack of supervision over enforcement, calls for centralized management Monday, July 23, 2007By JEFF AMYStaff Reporter
A new report on downtown parking in Mobile warns that parts of the city core near the RSA Tower and Riverview Plaza may soon face a parking shortage.

It also says the city has a bad deal with Central Parking Corp. and needs centralized management to replace a system in which no one's in charge.

The report was commissioned by the Downtown Mobile Alliance, a group that promotes downtown and will be discussed at a public meeting at 8:30 a.m. Tuesday at the alliance offices at 261 Dauphin St.

It comes just before the city's contract with Central Parking, based in Nashville, Tenn., expires, and is likely to stir up one of the city's most politically sensitive subjects -- how heavy-handed downtown parking enforcement should be.

That question flamed into a near-revolt in 2003, when Central Parking briefly handled ticket-writing, and brought howls from downtown business owners because the company's yellow-jacketed "parking diplomats" were handing out nearly 100 tickets every weekday.

Then-Mayor Mike Dow reacted by hiring retired police officers to write tickets, and giving them unofficial marching orders to not work as hard as the diplomats.

But it turns out that no one's really in charge of the officers.

"It appears the enforcement personnel operate with very little internal policy direction or supervision; and the Central Parking local manager made it clear that he has absolutely no authority over the enforcement personnel," the consultants wrote. "Police representatives also stated that they had little if any authority over enforcement personnel."

That means that the officers have been allowed to manage themselves. The consultants found that they've responded by focusing on writing expensive tickets for parking in handicapped and other illegal zones, not regular parking tickets.

"What this translates to on the ground is a situation we have defined as 'convenient enforcement,'" the report states. "There are no foot patrols; metered areas get second priority; free parking areas get last priority; enforcement personnel zero in on low effort/high cost violations."

Mobile police Chief Phillip Garrett said he hopes to take the ticket writers fully into the Police Department once Central Parking's contract expires in September.

"Who's their boss?" he asked. "That's been an issue that's plagued us since I've been chief."

Elizabeth Sanders, executive director of the Downtown Mobile Alliance, also wants a reform. She said parking needs to be structured to promote downtown shopping, living and work.

"Nobody comes downtown to park," Sanders said. "Parking is a piece of the infrastructure that supports other reasons why people come downtown."

The report supports her call for a manager and suggests that the city either create an in-house parking chief, a parking authority or hire the alliance to run both on-street and off-street parking.

"There's got to be consistent management," said Steve Gibson, the California consultant who helped prepare the report.

The report also says that because of how the city renegotiated its deal with Central Parking after the diplomat fiasco, the city's revenue is declining while the company's is increasing.

"We believe the on-street contract as currently structured is not in the best interest of the city or downtown," the report states. "Since the contract amendment in 2005, Central Parking is effectively getting paid more to do less."

David Buchanan, Central Parking's local manager, declined to comment on the report.

The consultants said Central Parking's off-street lots are mainly used by office workers and said new signs and physical improvements might make them a more attractive part of an overall parking system.
"Consideration should be given to the establishment of (zoning) requirements that will force grandfathered, non-conforming lots to be improved over time with the proper paving, screening and landscaping," the report states.

The study also said some areas around the RSA Tower and Riverview Plaza may soon be short of parking. Gibson said it can take five years to build a parking garage, so the city should study the situation now, before problems develop.

During the 2003 dispute, Sanders called for the city to pull up all of its 500-plus parking meters. When asked if she still favored that move, she said the alliance has yet to reach any conclusions. However, she said, free parking would be "attractive" to customers and said that at the very least, enforcement should be quite lenient.

"You never want a consumer worried about time," Sanders said. "The minute they start worrying about time, they stop spending money."

But without enforcement, spaces will be clogged up all day, warn the consultants. The study found that 27 percent of vehicles in the Dauphin Street free parking area were in the same spot all day, and 43 percent for four or more hours. A Central Parking analysis in 2006 found 69 percent of vehicles parked for more than four hours.

"If dedicated and sustained enforcement of free parking areas is not maintained, then the removal of parking meters could backfire and have a detrimental effect on downtown."

Gibson said that in places with relatively weak downtowns, parking tends to be a "scapegoat," with customers using it as a reason not to shop there, and merchants blaming the cost of parking for their problems.

[nimsjus]

Also I was watching the Today Show and Mobile was the pick city of the day. They showed the skyline and highlighted our weather for today. Pretty neat.

[spookyapp]

Also I was watching the Today Show and Mobile was the pick city of the day. They showed the skyline and highlighted our weather for today. Pretty neat.

Haha I saw that! Almost jumped up and down a little bit ;)


Here's an idea for downtown parking: $1 daily parking in the city garage.

[LHG]

Free, limited parking is the key to downtown retail activity. I observed a great system in Franklin, TN. The city offerred free parking (both on street and in a city garage) for a two hour period. They were very strict regarding the time limits. The city should promote downtown through free parking, but unlimited free parking would lead to abuses by downtown residents and workers. The time limit keeps everyone honest. Let's hope the city gets on board and solves this issue in a way that both encourages downtown activity and keeps the process fair for everyone. Revenue would still be collected from those that overstay there welcome.

[nimsjus]

GoZone Money now in hand, but alot of the projects that wanted it have moved forward or folded. Having read the redent article on downtown parking, it might not be a bad idea to use this money for decks if that is possible. I also wonder if it could be used by the alliance to buy downtown properties/surface lots that these squatters have been sitting on for years, and then turn them over/sell them to developers at a more reasonable price to spur more development? Maybe pkp can use it for his TCBY.

Article: http://www.al.com/news/press-register/index.ssf?/base/news/1185355458128630.xml&coll=3

[bayourat 15]

:tup: http://www.downtownmobile.org/images/news/july_newsletter.pdf

[bayourat 15]

:cheers: BIG NEWS ON THURSDAY!

[CottonCity251]

:cheers: BIG NEWS ON THURSDAY!

About what?

[SouthSky]

Yeah... I'm kind of wondering myself...

[bayourat 15]

Hint: it rhymes with the name of a stadium in Montgomery:tup:

[Scottybo]

Hint: it rhymes with the name of a stadium in Montgomery:tup:
Ok, now you're about as annoying as monty!! :hell:

lol

[SouthSky]

The Hampton Inn? What's the news... I thought they had already announced it?

[nimsjus]

New lagniappe is out. Articles of interest include...
New downtown food options inculding Market at 219 and several new eateries downtown.
http://www.lagniappemobile.com/article/1015
Article on Mardi Gras park proposal and the underfunding of existing parks.
http://www.lagniappemobile.com/article/999
Real Deal article discusses a new market at Govt and George in Oakleigh. Developer is a NO native who wants to mimic Camellia Grill inside and Cafe Du Monde outside. I am most excited because they will be doing beignets, which surprisingly are rarely seen in Mobile despite it being a smaller, cleaner NO.
http://www.lagniappemobile.com/article/1012

[bayourat 15]

grabing there shovels:notacrook:

[CottonCity251]

grabing there shovels:notacrook:

What are you talking about?

[SouthSky]

Ohhhhh.... okay. I like what I am hearing.

[nimsjus]

:cheers: BIG NEWS ON THURSDAY!

Thursday is coming an going... What happened/was supposed to happen? Im assuming ground breaking on the Hampton from hints, but I have not see/heard any coverage.

[NitekKetin]

When I drove by the Hampton site, last night, there were bulldozers and other construction equipment in the parking lot.

[elb401]

There used to be a few places that sold beignets......most started closing in the 1970s and 1980s. My parents and grandparents....native mobilians still make them.

[sahara727]

it was a groundbreaking ceremony. i walked by it while headed to the post office. sam jones & co. were all there, as were the cheesy gilded shovels. nice to see that they're getting started, though.

[bayourat 15]

:notacrook: :notacrook:

[bayourat 15]

Today that went down, Now its time for the CROWN!:worship:

[Musicisright]

Today that went down, Now its time for the CROWN!:worship:

The crown? You're kind of talking crazy. Whatchu talkin' 'bout? Will you please tell us without being vague?

[SouthSky]

The crown on the Riverview. (I think)

[nimsjus]

I dont know anything about any crowns, but here is some downtown news...
St. Louis Street could be two-way by year's end
Friday, August 03, 2007By JEFF AMYStaff Reporter
Traffic on downtown's St. Louis Street could flow both ways before the end of the year, following contracts approved Tuesday by the Mobile City Council.

The city will pay to install additional traffic signals at four intersections on St. Louis and realign the intersection of St. Louis, Broad Street and Spring Hill Avenue.

Spectrum Associates will install the signals as part of a larger $121,723.50 contract.

Peavy Construction Co. will overhaul the Broad Street intersection for $36,640 under another city contract.

A stretch of Spring Hill -- west of Broad, in front of the post office -- also will be converted to two-way flow.

City Traffic Engineer Bill Metzger said the intersection work will allow people traveling westbound on Spring Hill and St. Louis to continue west across Broad on Spring Hill, instead of turning right on Broad and then left on St. Anthony Street to continue westbound.

Metzger said the intersection overhaul would begin soon, with work on the remainder of St. Louis to follow.

The markings on St. Louis will be repainted, but the street will not be repaved, Metzger said.

Some on-street parking places will be removed to make room for left-turn lanes, Metzger said, but the city will try to minimize the loss of spaces.

Many downtown Mobile streets were converted to one-way flow at mid-century in an effort to speed traffic. But today's urban planners say two-way traffic is more friendly to downtown

redevelopment and pedestrians.

Development interest on St. Louis has perked up in recent years, with one loft condominium complex nearing completion.

Earlier this year, the city reinstituted two-way traffic on Royal Street and on one-block stretches of Dauphin and St. Francis streets between Royal and Water. That was done mainly to accommodate the RSA Battle House Tower.

Future targets for two-way traffic could include St. Joseph Street, which currently runs one-way southbound, and St. Francis from Royal to Broad, which currently runs one-way westbound.

[bayourat 15]

Crown Royal....street:haha: (Riverview )

[nimsjus]

Crown Royal....street:haha: (Riverview )

Did any of these predictions happen? Any work on the Hampton or Riverview crown?

[bayourat 15]

http://www.downtownmobile.org/images/news/dan_augsept.pdf

[nimsjus]

Finally...
Mobile school system finally sells old Gayfers building
Posted by Rena Havner August 08, 2007 2:39 PM
Four-and-a-half years after the Mobile County school board bought the former Gayfers building in downtown Mobile for an arts school it never established, the school system has sold the building.

Mobile County school officials said Wednesday they have a $1.2 million check in hand for the building they bought for $1 million. After real estate and legal fees, the system will either break even or have a profit of less than $100,000.

The four-story building that fronts Dauphin Street at Bienville Square was purchased by Island Investments LLC of Orange Beach. Officials have said developers plan to put in offices, condominiums and a ground-level parking garage.

The school system has experienced years of public backlash over the purchase of the building, which has been vacant and deteriorating for two decades.

Then-school board member David Thomas Jr. initiated purchase of the building with little public discussion at a board meeting in February 2003.

Board members later said the purchase was a mistake and the facility would not be suitable for a performing arts high school.

[NitekKetin]

Did any of these predictions happen? Any work on the Hampton or Riverview crown?

I think site clearing work is being done for the Hampton. Bulldozers and other construction equipment have at least torn up some of the existing parking lot.

[pkp]

I think site clearing work is being done for the Hampton. Bulldozers and other construction equipment have at least torn up some of the existing parking lot.


Hell, they already have cement trucks there. I tlook like they are already pouring footers for the bulidng since they are drilling and pouring cement. This baby might be done in no time.

[nimsjus]

I didnt think of it earlier when I posted the Gayfers building news, but the article mentions ground floor parking. I think that is a pretty bad idea, especially in a building with frontage on Bienville Square. Hopefully the will put some retail at that front entrance on Bienville. If they want to make the back of the first floor parking with exits onto the side streets, then by all means, but please don't waste that Bienville frontage as a parking garage for the residential/offices above. Surely these investors see the value in that entrance off of Dauphin/Bienville Square. How great would it be to live in this project when completed? I have never thought that building was particularly attractive(not my style), but we Mobilians view it with a great deal of nostalgia and it is probably the most centrally located of all the new resdential/office projects(along with St. Emanuel Lofts). I do hope the school board uses the moeny for Barton rennovation or to rennovate Dunbar(They bought the Gayfers building to be an arts school so why not use the cash to do work on the existing fine arts school).

[nimsjus]

Go zone news from the PR. I just cut out the develpment related stuff.
http://www.al.com/business/press-register/index.ssf?/base/business/1186911352276330.xml&coll=3&thispage=3
She said feedback she's gotten in the last two weeks have been positive, with several of the smaller and larger borrowers expressing interest.

Smaller potential borrowers include the owner of Veets bar on South Royal Street, who wants to upgrade the property, and larger ones include the developers of

$80 million mixed-use Water Street Landing at the foot of Government Street, restaurateur Bob Baumhower and New York developer Larry Posner, Browning said.

Baumhower and Posner are both eyeing projects that would help continue to transform historic Ft. Conde Village, whose buildings are some of the oldest in the city.

Baumhower, the former Alabama and Miami Dolphins lineman who owns the Wings Sports Grille restaurants, said he still wants to open a new concept restaurant in the former Roussos restaurant at 166 S. Royal St.

"We're going to look at the comparison between conventional borrowing and the bonds, but (using the bonds) is a possibility," Baumhower said.
Posner said he is working with the city of Mobile -- which owns Fort Conde Village and grants long-term leases -- and is optimistic about his plan to transform four 1800s building on St. Emanuel Street into bed and breakfast units and offices, a project originally pegged at $5 million. He has already renovated nine of the 13 buildings in the area.

Other property owners, meanwhile, have opted to proceed without GO Zone bonds.

Law firm Lyons, Pipes & Cook, for example, has either completed or nearly completed four downtown renovation projects totaling more than $1.5 million using accelerated depreciation, another benefit of the Gulf Opportunity Act, said Cooper Thurber, president. Accelerated depreciation translates into big tax deductions for property owners like the law firm.

"It was of greater benefit to us," Thurber said.

Lyons, Pipes & Cook's holdings include about a fourth of the downtown block at the southeast corner of Royal and Dauphin streets, and had originally proposed a parking garage and retail complex there, Thurber said. Those plans are indefinitely on hold due to skyrocketing construction costs, but the property could be developed if a feasible plan is presented, he said.

Change in plans

Terry Hillery, a Boston developer with roots in Mobile, had originally planned to use the bonds to finance a seafood shipping business and office renovation in a pair of historic properties he owns, but those plans have changed, he said.

Hillery is now considering turning his building at 355 St. Michael St. into a residence for himself, and a building on St. Francis Street on the market for potential condos. They were originally slated to be offices.

Browning said on the advice of the city's bond counsel, she is compiling a list of parties who would be interested in any excess GO Zone bonds. She met with several of them last week. Anyone interested in being added to that list may call Browning at 625-6291 .

She said the bonds don't work well with residential projects such as rentals, which must have a certain portion priced for lower-

income residents and that, combined with rising construction costs, can make a project financially unfeasible.

[nimsjus]

and from the Kathy Jumper real eastate column...
The law firm Starnes & At chison has leased 6,720 square feet on the 20th floor of the RSA Battle House Tower and should move in next March, according to Scotty Wells of Grubb & Ellis/Peebles & Cameron . The firm will relocate from Riverview Office Plaza . About 70 percent of the 35-story RSA Battle House Tower on Water and Dauphin streets has been leased, according to Joe Toole, leasing agent for the Retirement Systems of Alabama , which built and owns the office building.
http://www.al.com/business/press-register/kjumper.ssf?/base/business/1186911377276330.xml&coll=3

[CottonCity251]

and from the Kathy Jumper real eastate column...
The law firm Starnes & At chison has leased 6,720 square feet on the 20th floor of the RSA Battle House Tower and should move in next March, according to Scotty Wells of Grubb & Ellis/Peebles & Cameron . The firm will relocate from Riverview Office Plaza . About 70 percent of the 35-story RSA Battle House Tower on Water and Dauphin streets has been leased, according to Joe Toole, leasing agent for the Retirement Systems of Alabama , which built and owns the office building.
http://www.al.com/business/press-register/kjumper.ssf?/base/business/1186911377276330.xml&coll=3

70% is a good number considering the fact that the building just opened in May.

-----------------------------------

Also here is an article from the PR about plans for the undeveloped corner of Dauphin and Sage in Midtown. I pass by the site everyday and have wondered why the large property hasn't developed yet.

Graf property developments proposed
If rezoning OK'd, site of former dairy farm at Dauphin and Sage in Midtown could become home to condos, a bank and a drugstore

Sunday, August 12, 2007
By KATHY JUMPER
Real Estate Editor

Condominiums, a bank and a drugstore may soon replace a former dairy farm on 36 acres at the southeast corner of Dauphin Street and Sage Avenue, according to local developers.

The property has been owned by the Graf family, who operated a dairy there in the early 1900s, and has for years been seen by Realtors as a prime development site. But the Grafs had not wanted to sell or develop the land until recently, agents said.

At least three separate investor/developers have some of the property under contract to purchase, contingent on rezoning. Developers will go before the Mobile Planning Commission on Sept. 6 seeking a subdivision planned unit development with parts of the property rezoned from R-1 to either R-3 for multifamily use, or B-2 for business, according to Doug Anderson, an attorney working on behalf of the Graf family.

The Preserve at Midtown, a 96-unit condo project, is planned for 12 acres, said Gavin Bender Sr. of Bender Real Estate. He plans to develop the gated condo community with Robert Randall of Randall Investments.

A drugstore and a bank are planned for two parcels fronting Dauphin Street, according to Anderson. The drugstore would be developed by Elcan & Associates.

The developers plan to hold a neighborhood meeting Aug. 23, Anderson said.

"There has been so much talk over the last 10 years to develop the property," Anderson said. It's unique that "more than 30 undeveloped acres still exists in the heart of Mobile. The Graf family was very involved in doing the overall master plan. This will be a first-class development."

The Grafs also own part of the shopping center across Sage Avenue. A 20-acre ball park is adjacent across Dauphin Street.

"The timing is right for condo units," Bender said. "Especially with the number of people we expect to move into the area. What we hope will happen is that a grocery store, like a Whole Foods, will locate there. The residents would be able to walk to the store, to the bank and to the park."

Developers John Vallas and Greg Saad wanted to build a Publix grocery store on part of what is now Herndon Park about 10 years ago. But the nearby residents and ballpark users balked at the plan, which was called off.

"Now Publix is focusing on Baldwin County," Vallas said. "But I think that area is ready for a bank, townhomes and professional offices. All the good, quality office space in that area is leased up."

The main entrance to the condos would be off Dauphin Street and a wrought-iron fence would encompass the site along Sage Avenue, according to Bender. A 100-plus-year-old house owned by the Grafs is located at the center of the property and will be moved to the rear of the property, he said.

The two-story, brick condo buildings were designed by architect Pat Williams, a Montgomery-based architect. The two- and three-bedroom units range from 1,400 to 1,600 square feet and will be priced in the $275,000 to $350,000 range. The units will feature upscale amenities such as granite countertops and hardwood floors, and each unit will have a covered garage and private courtyard. The residential project will also have a clubhouse, pool and exercise center.

"The neighbors will applaud" the condo plan, Bender predicted. "These are really like upscale, single-family homes." Construction on the units should start by the end of the first quarter of 2008, he said.

Retired merchant mariner Lambert Waltman, 87, has watched the engineers and site planners survey the property from the front porch of his home on Sage Avenue, he said.

"I kind of favor residences rather than business, but I don't mind that either," he said last week. Waltman said he moved to Sage Avenue in 1964 when the Grafs were still bottling milk.

"But the cows were already gone," he recalled.

[Musicisright]

Wow, that's exciting. That will definitely give that intersection a shot in the arm!

[10101000]

That would be good if they put a Whole Foods their. We have one in Baton Rouge, and it is a great place to eat, and buy all of your organic foods. I like it better than Fresh Market. Looks like Mobile is changing face for good. Awesome news guys.

[bayourat 15]

PLEASE! No Barry Bonds jokes today!

[Musicisright]

"Mobile's Makeover" comes on WKRG tonight at 9:00.

http://media.mgbg.com/krg/tsr/mobilesmakeover_logo.jpg

[bayourat 15]

Vision of Mobile didn t take place today?

[bayourat 15]

http://www.mobilebaytimes.com/Chang_Study_Released__2_.doc

[SouthSky]

For those who missed it on KRG: http://wkrg.com/mobilesmakeover/

[bayourat 15]

http://www.mobilempo.org/2030LRP/Summary/SECTION2.pdf




I-10 to the Bayou(mc donald rd.) is a must!

[NitekKetin]

^I'd be interested in seeing how they will design the Cottage Hill Road/ I-65 interchange.

[SouthSky]

The bypass is also a must. They need to start it now and not 2020 like stated.

[elb401]

I hope they don't start on all these projects at the same time. It would be like driving through pensacola with all their construction!! They are some great ideas.

[Scottybo]

I hope they don't start on all these projects at the same time. It would be like driving through pensacola with all their construction!! They are some great ideas.

THink Pensacola is bad? Try Jacksonville. Just drove through there this past weekend and there's construction everywhere.