ISSUE: Development—As Goes Downtown, So Goes Jackson?
by Adam Lynch
April 20, 2005
In a city election, if the issue isn’t crime, it’s usually about metro development. Development has, for decades, been a reliable Geiger counter for how well the city is holding together, perhaps because seasoned investors don’t just dump money into holes. Though Democratic mayoral candidate Annell Smith speaks sparingly on the topic, the other candidates are not so stoic about the matter. Current Mayor Harvey Johnson Jr. is particularly vociferous about the work going on in downtown Jackson.
Johnson recently praised the opening of Union Station, as well as the million-dollar investments in street lighting, water lines and brick-laying that went into the Historic Farish Street District. Johnson also beams over the construction of the glass-ensconced Tel-Com Center at the end of Farish Street and lauds the almost $15 million renovation in the Electric Building and the new 517-space parking garage.
“Downtown development is extremely important,” Johnson said at a recent forum. “The downtown area is often the first impression that an investor has of not just the capitol city, but also of the state. A blighted downtown is a negative reflection on the whole state.”
King Eddie and Friends
One reflection that’s looked nastier than most is the whistling, groaning, mold-enveloped carcass of the King Edward Hotel. Closed in the late 1960s by what some people explain as the negative detritus of integration, the hotel has sat vacant—the home of pigeons, vandals and smelly bits of carrion.
Today, however, there is promise. Jackson attorney David Watkins, a member of the HRI Inc. partnership that is moving to renovate the building, is proposing $35 million in renovation of the enormous structure. Watkins, who has joined in the endeavor with sports star Deuce McAllister, said on his company’s Web site that he expects the project to be completed in late 2006, and speaks of apartments making up 80 percent of the development, with 20 percent being luxury office space. The street floor is expected to feature a restaurant and a Starbucks coffee shop. The second floor will have light commercial tenants and retail office space.
Johnson has also said the Standard Life Building—the temporary home of the Jackson Police Department—will soon be turned over to a developer for apartments and retail.
“We’ve got about $800,000 from the federal government to do some environmental remediation and some demolition,” Johnson said, adding that Watkins and McAllister are working with the city on this one, too.
Melton v. Downtown
While untold millions are being lavished upon downtown by both public and private entities, Democratic mayoral candidate Frank Melton insists that the rest of the city is suffering, and that Johnson’s vision may be too tunneled. He calls it “top-down.”
“As mayor I will focus not only on downtown revitalization, but will reach out to the neighborhoods that are deteriorating in Jackson,” Melton says in his platform. Melton calls attention to the dilapidated homes and trash-covered streets just a few steps away from the priceless investments on Farish Street, portraying the fancy brickwork as a comely, thin veneer over more deeply rooted urban blight.
Melton also questions opening the Farish Street area to out-of-state companies looking to turn the district into an entertainment haven similar to the daiquiri-drenched streets of New Orleans’ French Quarter or Memphis’ Beale Street.
“We do business with people who are here. We’re talking about bringing in businesses from Memphis and New Orleans,” Melton complained. “What’s wrong with E&L Barbecue opening up a restaurant on Farish Street? What’s wrong with our local folk right here having a first shot at having some ownership here in a historical district and entertainment?”
Melton says he has signed superstars to contracts and gigs across the country and said his national influence could bring some of the best here to Jackson.
“If I’m sitting there signing multi-million dollar contracts for Whitney Houston and all the other great stars in America when I ask them to come to Jackson, don’t you think they’ll come?” he asked at a recent forum.
Why Not Both?
Johnson disputes the idea that he’s dropped all his eggs into the basket of downtown Jackson, pointing to the economic and crime-reducing benefits of a strong Capitol City, both downtown and throughout the neighborhoods. He touts development of the Jackson Metro Parkway, currently snaking through Dalton Street, that will eventually join Highway 80 to Highway 18.
Johnson also brags that, during his tenure, the city has torn down 1,700 houses and cleared grassy lots, having spent about $3 million over the last eight years in the process to clear up problems that resulted from decades of neglect under other mayors. In terms of renovations, the mayor says the city has also invested about $5.7 million in non-profit redevelopment programs managed by Voice of Calvary Ministries, Habitat for Humanity and the West Jackson CDC for affordable housing in the inner city.
Still, Melton does not need a looking glass to find homes in varying states of dilapidation, and touted plenty of examples to the lenses and pencils of the media in a recent “Reality Ride” bus tour.
“A true Democrat would not allow his city to fall to pieces like this,” Melton said at a short press conference last week. “[B]usinesses are fleeing this city at a frightening pace. We have got to get these companies back if this city is to survive.”
Johnson, though, can point to examples of successful retention. He speaks freely of the five suppliers located in Jackson because of a new interchange at Hwy-220. The Merchant’s Company, he said, is undergoing an $8 million renovation and some of the abandoned McCarty-Holman warehouse is now being occupied. Not too far away is a Duke Energy power generation plant.
“We’ve had an increase of 250 jobs at the industrial park at Beasley Road,” Johnson told supporters, adding that the city has plunked down nearly $1 million in investment capital for the renovation of the outside of buildings and equipment purchase on the inside. The matching program has leveraged another $3 million, which has resulted in the new face of Westland Plaza on Ellis Avenue and the renovation of the long empty A&P Grocery Store—now a Super D, Simply Fashions and a Family Dollar Store.
‘Negotiable Affection’
Melton held a recent campaign rally on Highway 80, drawing scrutiny to the segment of the highway between Terry Road and Ellis Avenue. The statewide corridor, once the home of the Green Derby and other stately restaurants in long years past, has gradually deteriorated into a haven for “streetside pharmaceuticals and ladies of negotiable affection,” as one Melton supporter put it.
“Since I’ve arrived to Jackson, I’ve watched this once productive area fall down into blight while (Mayor Johnson) concentrates on downtown,” Melton told supporters. “I once saw investors looking to build in the Metrocenter pass by this section of Highway 80, and they saw it and they turned right back around and went the other way. They refused to invest in an area this much a mess.” Melton has lived in Jackson 22 years, he said.
Johnson says that part of that much-maligned area is slated for a major public development at the corner of Valley Street and other spots, however, pointing to negotiations that don’t happen overnight.
“The city of Jackson is investing over $2 million in the old … bus barn. We‘re moving the JATRAN operation from the corner of Florence Avenue and Terry Road there, and we‘re either going to tear down that building or re-do it,” Johnson said. “Also, we’re working with the owner of Budget Inn and trying to encourage him to develop that. As I understand it, he’s looking at a couple of chains there to see if they’re interested in flying their flag there so he can renovate that facility.”
There are few indicators of renovation in the area so far, however. Even though the portion of Highway 80 on the other end of Ellis Avenue has born witness to new lighting and Puckett Machinery was recently convinced not to pack up its operations and is now in the throes of a “multi-billion dollar expansion,” according to Johnson, the most neglected side of the street remains visibly quite neglected. Johnson also said there are no new developments to move in an anchor store into the Metrocenter Mall, where the Dillard’s department store recently closed.
Crime Before Development?
Republican mayoral candidate Rick Whitlow has not gone so far as to outline specific plans for development, but says the main focus in any developmental project must first begin with getting crime under control.
“Every candidate talks about affordable housing, and I want to build this or that. Me, too, but we have to put the horse in front of the cart, and in doing that we have to deal with crime first. Good business people are not going to look to invest in a city whose crime is at a crisis level like it is right now,” said Whitlow, former leader of crime watchdog organization SafeCity Watch.
This view is counter, though, to research and very good visible evidence in other cities—and now in Jackson—that development can happen without every single crime being vanished. Indeed, redevelopment often helps reverse crime trends. Sometimes it is the only thing than can work.
For instance, in the April 17 mayoral debate, Melton said that cities like Birmingham and Little Rock—cities where major downtown development projects are occurring—are prospering more than Jackson due to “leadership.” What he did not point out is that neither city is waiting for crime to all but disappear before pursing this large-scale development—and both are ranked near Jackson in the “most dangerous” Morgan-Quitno city rankings Melton and Whitlow use to criticize the current administration. In fact, Birmingham is ranked the 10th most dangerous city and Little Rock 23rd. Memphis, the site of grand downtown redevelopment, is ranked 13th most dangerous. Jackson is 14th in the widely critcized rankings.
Still, Whitlow is focused wholly on crime—leaving it up to other people to fight the development battles. And, he said he will “not walk into a board of directors’ meeting with a bunch of genius economic development people and tell them what to do.”
“I’m going to walk into those meetings listening with all ears. I want to hear what they would like to see the mayor do to help them with economic development in this town,” Whitlow said.
COMMENTS
Melton: "We do business with people who are here. Weíre talking about bringing in businesses from Memphis and New Orleans,î Melton complained. ìWhatís wrong with E&L Barbecue opening up a restaurant on Farish Street? Whatís wrong with our local folk right here having a first shot at having some ownership here in a historical district and entertainment?î
The reason why E&L isn't yet on Farish St is one, they arn't trying. The city has a grant program for businesses that may want to locate to Farish S. and obviously Mr. Melton didn't go to Rotary the other week and here about all Farish St. from the "Grand Poobah" for Farish St. - Mr. Elkington. Psst, Mr. Melton he is from Memphis! So, the locations as he explained it may be filled, just not developed yet? And two, MS BBQ is moving a location there from Raymond. Maybe Melton is upset we are stealing business from Raymond, much less the evil empires like NO and Memphis who may "send" businesses to Jackson. God forbid we take in businesses that may reside outside MS. WTF???????????? He is now the Pat Buchanan of Jackson!
And another thing, not all of "us" can hop in a private jet and go to NO or Memphis or wherever! So, what's wrong with having a little bit of those places here for "us" in Jackson? I don't get it? This is pure insanity!!
Posted by:
tortoise on Apr 20, 05 | 9:33 pm
We need businesses from bigger, stronger cities like Atlanta, Miami and California. bigger businesses that will put an emphasis on growth and not stagnation. I don't really see what Memphis and New Orleans have to offer Jackson besides a new BBQ chain moving in or another strip club.
Jackson needs to model itself after cities that are more progressively integrated from race to workplace and change it's stigma of being called a backroad town with bakward people. Seattle, Phoenix, San Diego and Miami are good examples of this. Jackson is due for a facelift in certain areas of our image to the world and we need to make big strides towards that and not rangle with low level businesses that Franks' trying to bring in and hamper our states' budget more than help it.
I said all that to say that I like the moves downtown Jackson is making. It's sorely needed NOW.
Melton's talking out of both sides.
On one hand he criticizes the city's administration for bringing outsiders into development... On the other, he states he'll bring the likes of Whitney Houston (now there's a good, wholesome character to reference... "BOBBY, gimme my pipe back!") and other OUTSIDE musicians.
Why not showcase the ample and able talents of Mississippi if you're so bent on "keeping it local" rather than ol' sweaty Whitney?!? Guess it never hurts to drop names while pandering.
It's hard to get millions to renovate and develop (from most locals that have the money) and I'm happy to see smaller corporations and businesses FINALLY INVESTING in our city regardless of where their home office is located.
Hell, why doesn't Frank open one himself? Put your money where your mouth is!
I'm sure if creatives like myself and many I know (with ideas and concepts) had money like Melton's, it'd be put to use and downtown and other areas might actually have more inhabitants, nightlife, culture and businesses as a result.
Simply put: there are too many people in this city that don't like seeing progress unless their name is on it!
Posted by:
kaust on Apr 21, 05 | 10:30 am
Knol, you're right. One of the things that has bugged me the most about Melton is the way he seems bent on attacking the city's revitalization progress and then pitting it against both Madison and crumbling housing in West Jackson. He's playing to ignorance hereómost people know that it took a lot longer than eight years for neighborhoods to crumble. It took disinvestment of many years to get those neighborhoods in this shape, and they won't be fixed overnight. Yes, they need to be fixed, though, and what it takes are people like all of us getting together and backing both downtown development and reinvestment in West and South Jackson. Many of the people backing Melton, and who he has pandered to openly, have no interest in helping single mothers on Lamar Court. Note he didn't talk about THAT at the Bravo! breakfast.
I'll say it again as I did in my editor's note: HE's dividing the city to get elected. And it's not a black-vs.-white thing. It's angry negative people vs. positive people willing to work with a progressive black administration (and hold them to task). I had hoped Melton would show us an even more progressive black administration potential, but he has sorely failed to do that. I actually think Johnson's TV ads about the powerful people have it right, although I'm sure a lot of people are seeing them as simply race coding. But I don't think most African Americans will. Except for an angry, negative cadre of blacks in the city (most of whom are supporting Melton. Go figure), I have found that the black community WANTS to work with progressive white people to make this city better all around, but they don't want to be condescended to by a bunch of angry white folks who fear being around black people and who try to tell them everything they're/we're doing wrong from the comfort of their ugly-a** gated communities. I don't want to be condescended to, either, by those people. I'm with the home team here, and it's diverse, positive and determined. Melton, however, has not shown himself to be part of the home team, IMHO.
You really could divide this into positive-vs.-negative, which Johnson ultimately did in the debate last week in answer to Stringfellow's question. Many people are missing the nuance, thoughóbut probably not the ones who matter.
One more thing: It also strikes me that Melton is living in the past a bit when it comes to Jackson. His team ó who seems to control everything he sees and gets to think about; see my editor's note ó hasn't told him about this emerging, diverse creative class of proud Jacksonians. He hasn't said one word to US, if you know what I mean. In fact, he's pitting our efforts (supporting development in downtown and the rest of the city) with the needs of poor people (whom we are trying to help, too). He doesn't know we exist, it seems. Or, he didn't.
Posted by:
ladd on Apr 21, 05 | 11:33 am
Just curious - if Frank receives the majority of votes needed on May 3rd to move forward to the General Election - what does that say about those voting for him? There might be more angry people in Jackson other than those described. I had a friend who lives in Fondren just last week talk about how people are so frustrated with the current administration, that they are casting their vote for Frank as a vote against Harvey....this person was expressing that the sentiment was much larger than they would have really thought.
Didn't Harvey respond to Eric that part of "THEM" was people who didn't support him directly four years ago - like the union? I could have sworn he said something that indicated that THEM is anyone who doesn't support him.
When asked again, Johnson said the enemies of the city were ìthe mean-spirited people who would rather criticize and point out the negative of the city rather than work to move the city forward.î
Posted by:
tortoise on Apr 21, 05 | 3:55 pm
Unfortunately, a lot of people vote based on fear rather than their best interests (see last fall). I don't think that every person who might vote for Melton is one of those "angry," negative peopleóbut I do believe that many people are being fed a bill of goods, like when Melton says that the mayor believes "crime is just a perception." That's simply a mispresentation. And the media, all of us, should be demanding specifics from the candidates. Then one of them couldn't get away with ducking interviews with the only media outlet that has tried to ask for specifics and give them time to play out the issues.
As for your last question, this is what Adam reported in his story:
Panelist Eric Stringfellow called upon Johnson to explain who the ìpowerfulî and ìprivilegedî were in a recent campaign ad claiming both were trying to ìturn (Jackson) back.î
Johnson initially balked at the explanation, instead pointing to Meltonís own divisiveness in ìputting the faces of black men upon billboards.î When asked again, Johnson said the enemies of the city were ìthe mean-spirited people who would rather criticize and point out the negative of the city rather than work to move the city forward.î
But I haven't seen the transcript. Anyone else have it handy? Adam's out until the debate tonight, so I can't check with him right now.
I agree with that "mean-spirited" quote, by the way. I also call them "fearmongers."
Posted by:
ladd on Apr 21, 05 | 3:55 pm
Let's talk about all these deplorable houses.
1. They are mainly those built by 'slum lords' who employed a 'rent man' to collect the rents and the owner lived way away from these houses. Most of these owners realized many times over the value of these properties in their lifetime.
2. The owner-of-record is often deceased and the heirs are scattered.
Whoever pays the taxes is responsible for the upkeep of their property. But getting them to step up and take responsibility for their own real estate is a task limited by many laws. By the time the city gets title to these properties they often are worth much less than the city has already spent in grass cutting, etc. Once ownership is transferred to the city, then demolition of existing structure and in general trying to make the property safe is expensive. Where is the slum lord's responsibility in all of this?
3. The Mayor's new policy of demolishing clusters of delapidated buildings is a good idea. At least this way it creates a much larger parcel of land to offer to developers and it is a much better opportunity for increasing Jackson's tax base.
4. If the Owner is still living, Enviornmental Court can help. The Legislature can help with better laws dealing with this issue. Rural areas have building in this condition but there just aren't so many.
5. The Historic Designation is another twist to getting these houses turned around. Many more hurdles and approvals must be obtained.
6. The fact that they are "so near the Capitol" or "in the shadow of the Capitol" or whatever the latest Jackson-basher is saying is because they were built substandard originally and were located where the African-American citizens of Jackson were forced to live if they wished to work in Jackson.
