Laseter
Dec 3, 2003, 7:23 PM
Here are 2 articles from the gadsden times about a proposed residential/mixed use development in Gadsden
http://www.gadsdentimes.com/apps/pbcs.dll/article?AID=/20031203/NEWS/312030308/1016/NEWS01
http://www.gadsdentimes.com/apps/pbcs.dll/article?AID=/20031203/NEWS/312030305/1016/NEWS01
Here are some highlights for those who don't want to read the entire articles:
"Perhaps as early as the spring, developers could begin work on about 400 acres at Steele Station Road and Airport Road the city of Gadsden has bought in hopes it will become not just another subdivision but 'communities'."
"He said the development would be 'mixed use,' including not only residents but a "town center" with businesses located there."
"The city of Gadsden's decision to buy about 400 acres of land off Alabama 77 near the Gadsden Municipal Airport has most developers and Realtors excited about the possibility of additional land in the city limits available for development."
"He said other parts of the county, such as Southside and Rainbow City, are doing well in attracting residential construction. He said some developers tell him they cannot build enough speculative houses in those areas to put on the market"
"'Look at our downtown. Look at what's going to happen when some of these older areas are revitalized. I think it will be just like downtown. I think it will just be a starting, and then the private enterprise will start taking over from that point. The city is basically a warehouser of land for private enterprise to do a subdivision development. The city is not going to develop a subdivision development,' Tillman said. "
City to formulate master plan for development
By Andy Powell
Times Staff Writer
Perhaps as early as the spring, developers could begin work on about 400 acres at Steele Station Road and Airport Road the city of Gadsden has bought in hopes it will become not just another subdivision but "communities."
Fred Sington, chairman of the Gadsden Airport Authority and Mayor Steve Means' administrative assistant, said the authority will discuss the master plan at its December meeting. After the first of the year, the authority, which will oversee the development of the property, will talk with firms about the master plan. Then it would begin talking with developers.
City Planner Charles Ball said that at the December meeting he plans to give the authority information concerning requests for qualifications for firms that will submit proposals for developing a master plan.
Ball said the information would give authority members a better concept about what the city wants done with the property to see if they are comfortable with it.
"We don't want to just have new subdivisions - just free-standing housing developments that don't relate to anything else," Ball said.
He said what the city would like is for developers "to build communities and neighborhoods rather than just subdivisions."
Ball said a master plan is needed to make the project "stand out."
Sington said in addition to commercial development, the city Board of Education has said if it is developed it would consider building an elementary school there.
He said there is a great deal of interest in the project and he continues to get calls about it.
"I think once we send out requests for qualifications on master planning, I think it will take off," he said. "When we get that back, we'll sort of know where we're going."
The city spent about $4 million on the property. Ball said the city will spend up to $1.5 million on infrastructure improvements for the first phase of the project.
He said the development would be "mixed use," including not only residents but a "town center" with businesses located there.
Ball said the city will recruit firms he is familiar with to help develop the plans.
But he said the city also would advertise in trade journals to attract other firms that might be interested in the project.
Ball said that after receiving the requests for qualifications some of those firms would be asked to submit proposals to develop the master plan.
He said the project is proceeding about as he had planned. He hopes to have the process of developing the master plan completed after the first of the year.
"I don't see why that will be a problem," Ball said.
Ball said since the plan was announced, city officials have been busy purchasing the property and that has been completed.
Ball said the property will have to be zoned. He said new zoning categories might have to be created and that restrictive covenants will have to be prepared.
"It's an exciting project to be on the ground floor on," Ball said. "It may be something it may take 10 years for us to go all the way through that process and get all the property developed. But I think we will have not been in a big hurry to just go ahead and get something started because we want to do it right and sometimes it takes a little bit longer to do things the right way."
He said the city could begin to get feedback from developers by "late winter or early spring."
Sington said he felt developers would take "portions" of the property and that it would be good if they could start work by spring or summer.
"There's 405 acres out there and it would be my opinion that a developer would probably bite it off in maybe 100-acre chunks," Sington said, "and we think it ought to be a combination of homes and garden homes, things like that. Maybe some condos. A planned type community."
Sington said he looks for it to be completed by about 2012 or 2013 and a lot would be done in the next three to four years.
The city will have to be careful to pick developers that will be able to handle a large project, he said.
Sington said when all the property is sold to developers the city should "be pretty close" to getting back its investment. That would not include revenue generated from property taxes, he said.
"It's almost worth subsidizing to think we don't have any property to build on in Gadsden and if we're going to continue to grow, grow at all, we've got to have some housing," Sington said.
City's land buy excites builders
By Andy Powell
Times Staff Writer
The city of Gadsden's decision to buy about 400 acres of land off Alabama 77 near the Gadsden Municipal Airport has most developers and Realtors excited about the possibility of additional land in the city limits available for development.
The city paid about $4 million for the property and soon will be seeking requests for proposals from developers.
Builders and developers interviewed said there is a lack of land for residential use in the city limits of Gadsden and the project also could spur additional development.
Charles Copeland, president of the Greater Gadsden Home Builders Association, said he and other builders think the plan is a good one for the city.
"For the builders in residential it seems like a good idea," he said.
Copeland said the building market in the Gadsden city limits is sluggish and there is not a lot of land available for home construction.
He said other parts of the county, such as Southside and Rainbow City, are doing well in attracting residential construction. He said some developers tell him they cannot build enough speculative houses in those areas to put on the market.
He said while some people will move into the area because of the development, the majority will be people already living in Gadsden and choosing to relocate there.
"It will keep them in the Gadsden city limits," he said.
"I have to say this - and the mayor will tell you - that I was not a cheerleader for this plan, at all," said Mandell Tillman, a real estate appraiser with Tillman, Allen and Sizemore, who helped in negotiating the deal. "And I have been absolutely amazed at the attitude of people about what the city's doing."
He said the city's plans for the property near the airport and in other parts of the city has had a "positive impact" on people's thinking.
"My only concern," Tillman said, "was when governments get proactive and try to make things happen. Usually that creates controversy. I've been amazed at how little there has been, and (at) the positives out there, in regard to all of these things.
"I think people are glad the city is taking a proactive position on trying to make things happen in the city. I know I'm proud of it.
"Look at our downtown. Look at what's going to happen when some of these older areas are revitalized. I think it will be just like downtown. I think it will just be a starting, and then the private enterprise will start taking over from that point. The city is basically a warehouser of land for private enterprise to do a subdivision development. The city is not going to develop a subdivision development," Tillman said.
Don Bradford, a developer/contractor, has developed several subdivisions in the county in the last 25 years, including Cross Creek and Northshore Village.
He said when he heard the city wanted to buy the property he recalled that the mountain would not have developed if the city had not put in curb and guttering and put in water for lots. As people bought lots they paid an assessment for the city to recoup costs.
He said there is not a developer that has enough land or has the "risk capital" to do by themselves what the city wants to have done with the property
"I think it's great," he said.
He said there were corporations in the 1980s that considered locating here but did not because there was a lack of good housing.
"We need a really nice development for the people to move here and not just the executives but their middle management and workers, too," Bradford said.
He did not know the details of how the development will be done but it is at least "a step in the right direction," he said.
"They're not doing it for real estate, they're doing it to bring industry in here," Bradford said. "I'm thrilled that they're doing it."
He said about 10 or 12 years ago he had a golf course designed for that site and planned to build homes around it. However, when the Robert Trent Jones golf course came to Silver Lakes, the plans were scrapped.
"I see it for the city as an opportunity for us to at least get some residential going because there's nothing left for contractors to develop," Bradford said.
"It's not a four-year project, it's a 20-25-year project," he said. "It's for the future."
He said local developers and Realtors should be allowed to participate.
He said for an incentive to bring in industry and to give builders an incentive to build speculative homes, the city will have to give discounts on lots.
But not everyone is completely sold on the project.
Robert McMurry, of Realty Plus, vice president of the Gadsden Area Board of Realtors, said he has concerns that all Realtors will have a chance to sell houses there.
"I just don't think the city should be going into the housing business," McMurry said. He said the city shouldn't be competing against what is normally left up to the private sector."
He said the city would compete by selling the lots at a lower cost and to make it more attractive to move there and would use tax dollars that would hurt development in other areas.
"To get to grow that's what they're having to do," McMurry said. "It's just against free enterprise."
He said it was something that cities normally don't do and he didn't think it was right for the city to go into competition against developers. "I feel like the city shouldn't compete against private enterprise," he said.
But Marlyn Bugg of Bone Realty, who is president of the Gadsden Area Board of Realtors, thinks it is a good idea
"It's a positive way," Bugg said.
"Anything is a gamble, I think, but with the proper planning and the proper infrastructure, the proper master plan, I don't think it will be a gamble, I think it will be successful," Bugg said.
She said a majority of Realtors are in favor of the proposal and feel it is a positive move for the city.
"Our business depends on people being positive," Bugg said.
She said it will help not only people moving into the area but also for people wanting to "move up" to another house.
It might also lead to other development in that area, Bugg said, adding that there is little development going on now in Gadsden.
Gadsden Mayor Steve Means has named a committee of Realtors to advise the city and met with the Realtors group's board of directors to explain the proposal, Bugg said.
Bugg said she feels Means is preparing the city for the future and the project will help because people are wanting to move out of the city.
She said she would like to see the project include homes in the $100,000-$150,000 range because that is a need locally.
The city is not really going to be in the real estate business, Bugg said, but will use the expertise of Realtors and developers and other professionals to make it work.
"The city is not going to have a sign out there saying, `For sale, contact Steve Means,'" she said.
John Bone, owner of Bone Realty, said the proposal is a good idea.
"I'm all for it," he said. "If you've got new homes out there to be sold, I think it's great. The project is a way for the city to get more expensive homes, he said.
Bone said the project is so big a single builder would not be able to do it.
"I think it's trying to create something that's really not being done anyway," he said.
Bone said there would be more risk to a developer than to the city.
"I think it's a win-win situation," he said.
He said most Realtors are in favor of it but some have expressed concern.
"I think it shows a lot of progress on our part and positive thinking on our part to even be involved in something like this that's going to bring people in and possibly industry in and create new homes in the area," Bone said. "I think it's pretty positive thinking."
He said it would keep some people from moving out of the city into the county.
Tom Quinn, president of The Chamber, the chamber of commerce for Gadsden and Etowah County, said some people are upbeat about the project while others have questions about it and don't think residential development will help the city that much.
"The proof is going to be in doing it, showing it," Quinn said. "That's going to be the big thing.
"I think it's going to be a little more difficult than they think," he said.
Quinn said the project has potential but he wished the city had gone more with a convention center. But, he said, the chamber will support the efforts of the city. The city has committed $12 million toward the construction of a convention center but officials have said operating costs will have to come from other areas.
He said he and other members of the chamber feel development of the riverfront offers more potential.
http://www.gadsdentimes.com/apps/pbcs.dll/article?AID=/20031203/NEWS/312030308/1016/NEWS01
http://www.gadsdentimes.com/apps/pbcs.dll/article?AID=/20031203/NEWS/312030305/1016/NEWS01
Here are some highlights for those who don't want to read the entire articles:
"Perhaps as early as the spring, developers could begin work on about 400 acres at Steele Station Road and Airport Road the city of Gadsden has bought in hopes it will become not just another subdivision but 'communities'."
"He said the development would be 'mixed use,' including not only residents but a "town center" with businesses located there."
"The city of Gadsden's decision to buy about 400 acres of land off Alabama 77 near the Gadsden Municipal Airport has most developers and Realtors excited about the possibility of additional land in the city limits available for development."
"He said other parts of the county, such as Southside and Rainbow City, are doing well in attracting residential construction. He said some developers tell him they cannot build enough speculative houses in those areas to put on the market"
"'Look at our downtown. Look at what's going to happen when some of these older areas are revitalized. I think it will be just like downtown. I think it will just be a starting, and then the private enterprise will start taking over from that point. The city is basically a warehouser of land for private enterprise to do a subdivision development. The city is not going to develop a subdivision development,' Tillman said. "
City to formulate master plan for development
By Andy Powell
Times Staff Writer
Perhaps as early as the spring, developers could begin work on about 400 acres at Steele Station Road and Airport Road the city of Gadsden has bought in hopes it will become not just another subdivision but "communities."
Fred Sington, chairman of the Gadsden Airport Authority and Mayor Steve Means' administrative assistant, said the authority will discuss the master plan at its December meeting. After the first of the year, the authority, which will oversee the development of the property, will talk with firms about the master plan. Then it would begin talking with developers.
City Planner Charles Ball said that at the December meeting he plans to give the authority information concerning requests for qualifications for firms that will submit proposals for developing a master plan.
Ball said the information would give authority members a better concept about what the city wants done with the property to see if they are comfortable with it.
"We don't want to just have new subdivisions - just free-standing housing developments that don't relate to anything else," Ball said.
He said what the city would like is for developers "to build communities and neighborhoods rather than just subdivisions."
Ball said a master plan is needed to make the project "stand out."
Sington said in addition to commercial development, the city Board of Education has said if it is developed it would consider building an elementary school there.
He said there is a great deal of interest in the project and he continues to get calls about it.
"I think once we send out requests for qualifications on master planning, I think it will take off," he said. "When we get that back, we'll sort of know where we're going."
The city spent about $4 million on the property. Ball said the city will spend up to $1.5 million on infrastructure improvements for the first phase of the project.
He said the development would be "mixed use," including not only residents but a "town center" with businesses located there.
Ball said the city will recruit firms he is familiar with to help develop the plans.
But he said the city also would advertise in trade journals to attract other firms that might be interested in the project.
Ball said that after receiving the requests for qualifications some of those firms would be asked to submit proposals to develop the master plan.
He said the project is proceeding about as he had planned. He hopes to have the process of developing the master plan completed after the first of the year.
"I don't see why that will be a problem," Ball said.
Ball said since the plan was announced, city officials have been busy purchasing the property and that has been completed.
Ball said the property will have to be zoned. He said new zoning categories might have to be created and that restrictive covenants will have to be prepared.
"It's an exciting project to be on the ground floor on," Ball said. "It may be something it may take 10 years for us to go all the way through that process and get all the property developed. But I think we will have not been in a big hurry to just go ahead and get something started because we want to do it right and sometimes it takes a little bit longer to do things the right way."
He said the city could begin to get feedback from developers by "late winter or early spring."
Sington said he felt developers would take "portions" of the property and that it would be good if they could start work by spring or summer.
"There's 405 acres out there and it would be my opinion that a developer would probably bite it off in maybe 100-acre chunks," Sington said, "and we think it ought to be a combination of homes and garden homes, things like that. Maybe some condos. A planned type community."
Sington said he looks for it to be completed by about 2012 or 2013 and a lot would be done in the next three to four years.
The city will have to be careful to pick developers that will be able to handle a large project, he said.
Sington said when all the property is sold to developers the city should "be pretty close" to getting back its investment. That would not include revenue generated from property taxes, he said.
"It's almost worth subsidizing to think we don't have any property to build on in Gadsden and if we're going to continue to grow, grow at all, we've got to have some housing," Sington said.
City's land buy excites builders
By Andy Powell
Times Staff Writer
The city of Gadsden's decision to buy about 400 acres of land off Alabama 77 near the Gadsden Municipal Airport has most developers and Realtors excited about the possibility of additional land in the city limits available for development.
The city paid about $4 million for the property and soon will be seeking requests for proposals from developers.
Builders and developers interviewed said there is a lack of land for residential use in the city limits of Gadsden and the project also could spur additional development.
Charles Copeland, president of the Greater Gadsden Home Builders Association, said he and other builders think the plan is a good one for the city.
"For the builders in residential it seems like a good idea," he said.
Copeland said the building market in the Gadsden city limits is sluggish and there is not a lot of land available for home construction.
He said other parts of the county, such as Southside and Rainbow City, are doing well in attracting residential construction. He said some developers tell him they cannot build enough speculative houses in those areas to put on the market.
He said while some people will move into the area because of the development, the majority will be people already living in Gadsden and choosing to relocate there.
"It will keep them in the Gadsden city limits," he said.
"I have to say this - and the mayor will tell you - that I was not a cheerleader for this plan, at all," said Mandell Tillman, a real estate appraiser with Tillman, Allen and Sizemore, who helped in negotiating the deal. "And I have been absolutely amazed at the attitude of people about what the city's doing."
He said the city's plans for the property near the airport and in other parts of the city has had a "positive impact" on people's thinking.
"My only concern," Tillman said, "was when governments get proactive and try to make things happen. Usually that creates controversy. I've been amazed at how little there has been, and (at) the positives out there, in regard to all of these things.
"I think people are glad the city is taking a proactive position on trying to make things happen in the city. I know I'm proud of it.
"Look at our downtown. Look at what's going to happen when some of these older areas are revitalized. I think it will be just like downtown. I think it will just be a starting, and then the private enterprise will start taking over from that point. The city is basically a warehouser of land for private enterprise to do a subdivision development. The city is not going to develop a subdivision development," Tillman said.
Don Bradford, a developer/contractor, has developed several subdivisions in the county in the last 25 years, including Cross Creek and Northshore Village.
He said when he heard the city wanted to buy the property he recalled that the mountain would not have developed if the city had not put in curb and guttering and put in water for lots. As people bought lots they paid an assessment for the city to recoup costs.
He said there is not a developer that has enough land or has the "risk capital" to do by themselves what the city wants to have done with the property
"I think it's great," he said.
He said there were corporations in the 1980s that considered locating here but did not because there was a lack of good housing.
"We need a really nice development for the people to move here and not just the executives but their middle management and workers, too," Bradford said.
He did not know the details of how the development will be done but it is at least "a step in the right direction," he said.
"They're not doing it for real estate, they're doing it to bring industry in here," Bradford said. "I'm thrilled that they're doing it."
He said about 10 or 12 years ago he had a golf course designed for that site and planned to build homes around it. However, when the Robert Trent Jones golf course came to Silver Lakes, the plans were scrapped.
"I see it for the city as an opportunity for us to at least get some residential going because there's nothing left for contractors to develop," Bradford said.
"It's not a four-year project, it's a 20-25-year project," he said. "It's for the future."
He said local developers and Realtors should be allowed to participate.
He said for an incentive to bring in industry and to give builders an incentive to build speculative homes, the city will have to give discounts on lots.
But not everyone is completely sold on the project.
Robert McMurry, of Realty Plus, vice president of the Gadsden Area Board of Realtors, said he has concerns that all Realtors will have a chance to sell houses there.
"I just don't think the city should be going into the housing business," McMurry said. He said the city shouldn't be competing against what is normally left up to the private sector."
He said the city would compete by selling the lots at a lower cost and to make it more attractive to move there and would use tax dollars that would hurt development in other areas.
"To get to grow that's what they're having to do," McMurry said. "It's just against free enterprise."
He said it was something that cities normally don't do and he didn't think it was right for the city to go into competition against developers. "I feel like the city shouldn't compete against private enterprise," he said.
But Marlyn Bugg of Bone Realty, who is president of the Gadsden Area Board of Realtors, thinks it is a good idea
"It's a positive way," Bugg said.
"Anything is a gamble, I think, but with the proper planning and the proper infrastructure, the proper master plan, I don't think it will be a gamble, I think it will be successful," Bugg said.
She said a majority of Realtors are in favor of the proposal and feel it is a positive move for the city.
"Our business depends on people being positive," Bugg said.
She said it will help not only people moving into the area but also for people wanting to "move up" to another house.
It might also lead to other development in that area, Bugg said, adding that there is little development going on now in Gadsden.
Gadsden Mayor Steve Means has named a committee of Realtors to advise the city and met with the Realtors group's board of directors to explain the proposal, Bugg said.
Bugg said she feels Means is preparing the city for the future and the project will help because people are wanting to move out of the city.
She said she would like to see the project include homes in the $100,000-$150,000 range because that is a need locally.
The city is not really going to be in the real estate business, Bugg said, but will use the expertise of Realtors and developers and other professionals to make it work.
"The city is not going to have a sign out there saying, `For sale, contact Steve Means,'" she said.
John Bone, owner of Bone Realty, said the proposal is a good idea.
"I'm all for it," he said. "If you've got new homes out there to be sold, I think it's great. The project is a way for the city to get more expensive homes, he said.
Bone said the project is so big a single builder would not be able to do it.
"I think it's trying to create something that's really not being done anyway," he said.
Bone said there would be more risk to a developer than to the city.
"I think it's a win-win situation," he said.
He said most Realtors are in favor of it but some have expressed concern.
"I think it shows a lot of progress on our part and positive thinking on our part to even be involved in something like this that's going to bring people in and possibly industry in and create new homes in the area," Bone said. "I think it's pretty positive thinking."
He said it would keep some people from moving out of the city into the county.
Tom Quinn, president of The Chamber, the chamber of commerce for Gadsden and Etowah County, said some people are upbeat about the project while others have questions about it and don't think residential development will help the city that much.
"The proof is going to be in doing it, showing it," Quinn said. "That's going to be the big thing.
"I think it's going to be a little more difficult than they think," he said.
Quinn said the project has potential but he wished the city had gone more with a convention center. But, he said, the chamber will support the efforts of the city. The city has committed $12 million toward the construction of a convention center but officials have said operating costs will have to come from other areas.
He said he and other members of the chamber feel development of the riverfront offers more potential.