Letter - Ridgeland high rise variance request is a valid one

Ridgeland high rise variance request is a valid one

Please allow me to respond to Janet Clark's letter about the Butler Snow building and the Colony Park Tax Increment Financing bonds ("Proposed high rise would harm Ridgeland residents," Sept. 14). Ms. Clark is entitled to her own opinion, but not to her own facts. The facts are these:

Does TIF allow the developer to avoid taxes on the development? TIF does not lessen taxes the development pays.

Are school taxes diminished by TIF? No. State law forbids it.

Where does the TIF money go? TIF bonds fund infrastructure such as additional traffic lanes, walking trails, parking, street lighting, landscaping, culverts, water management and underground utilities.

How are the bonds re-paid? Bonds are not re-paid with existing tax dollars; they are re-paid by new taxes assessed on the development. The TIF does not decrease existing tax revenues; it uses new tax revenues generated by adding property to the tax rolls.

Will deleting parking from under the building increase the amount of TIF bonds or financially benefit me? The TIF pan is unrelated to whether parking is under the building, as in the original 17-story proposal; or beside the building, as in the 13-story compromise offer.

Is the TIF plan a part of the current controversy? The TIF plan was approved unanimously - three years ago - by both Ridgeland and Madison County. It is no part of the current request for a zoning variance.

Will tenants leave Northpark for Renaissance? Tenants who desire to leave Northpark have alternatives in other communities. If an alternative is not available in Ridgeland, they can leave for other communities.

Does Zoning Code C-3 forbid the variance? The building will lie entirely within Zone C-4. Zone C-4 clearly permits a variance.

Am I requesting some illegality? I'm complying with the law by requesting a variance under the zoning code. Variance provisions are just as much a part of the Code as any other provision. Residents who charge that city officials cannot be trusted to fairly apply city ordinances ignore a 20-year history of good municipal government.

Is it "right" to attract Jackson tenants to Ridgeland? I am as concerned as anyone with the long-term health of the city of Jackson. However, I do not feel it my place to tell people where they may live and work. The men and women of the Butler Snow and Horne CPA firms are entitled to make the same decision that Ms. Clark did when she chose to move to Ridgeland.

Buster Bailey
H.C. Bailey Co.
Jackson

What's Next?

Provide your comments as to "what's next?" Or, the next step in the process...

Tax Increment Financing (TIF)

How TIFs Work

The basic principle behind TIF financing is that, in order to pay for upfront costs — usually infrastructure — the locality freezes the taxes at a site’s predevelopment levels and then uses the expected post-development increases in taxes as a revenue stream to finance a bond or loan, which then pays for the upfront (infrastructure) costs. There are, however, numerous variations on the theme.

There is obviously much misunderstanding about TIF and it's relationship to the proposed building at 200 Renaissance... please add comments to help educate the masses.....

Comments and Opinions regarding Planning & Zoning Board Public Hearing

Please post comments regarding the Sept 10, 2007, P& Z Board hearing of the variance request presented by the developer. Comments with names, addresses and phone numbers carry more weight!

Please indicate your opinion by answering poll question... to the right.

Opposition of the proposed building

Provide rational for your opposition to the proposed building. Click on "comments" below to read and post comments.

Contact ZONE (Zoning Ordinances Need Enforcing).

Support of the proposed Building

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Please provide comments in support of the proposed building. Read and post comments by clicking on "comments" below.

Send an email to the Mayor and Aldermen!

Send an email to the Planning and Zoning Board!

Let the local news reporters know that you support the proposed building!

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Clarion Ledger
Madison County Journal
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Northside Sun

News - Editorial/Riding the fence on R'land's high-rise

EDITORIAL/Riding the fence on R'land's high-rise
Some opportunities come along only once in a lifetime.

The construction of Northpark mall in the 1980s and a few upscale office buildings tucked away in the woods along E. County Line Road were just such an opportunity for Ridgeland, no doubt those projects in part making Madison County what it is today. Repeat, commercial development made Madison County what it is today because that development financed so much of the early growth.

Ridgeland finds itself at just such a crossroads again, perhaps an even more significant one. That's why rushing to any judgment about the proposed $60 million, 13-story high-rise that will bring the state's largest and most prestigious law firm, among others, to a suburban campus setting along the Highland Colony Parkway is risky.

Most business leaders recognize what an extremely good opportunity this is, how affluent areas of suburban Atlanta and Birmingham have prospered because of similar development.

The arguments here are passionate on both sides, even highly emotional.

But this can be a high and defining moment for Ridgeland, although it's a shame those who are appointed to make decisions can't seem to do so.

After a marathon hearing on Monday night that lasted nearly four hours, the Ridgeland Planning and Zoning Board was unable to reach a consensus and won't make a recommendation to the Mayor and Board of Aldermen. Make a decision. Any decision. But don't be indecisive, especially when it matters most.

Fearmongering has no place, yet it's rampant and obviously having an impact as Evil Developers are pitted against the Little Guy.

Cooler, calmer and more reasonable heads must prevail as this issue moves to a vote before the Mayor and Board of Aldermen.

In many ways, this vote is about the future of Madison County.

What kind of development are we seeking? Massive call centers with 300 employees barely earning minimum wage or affluent professionals, the demographic any community would die for?

Are we going to slam the gate shut and become part of the NIMBY (Not in My Backyard) crowd?

If Ridgeland had taken the NIMBY position 15 years ago in the rolling meadows west of the interstate there would be no Dinsmor, no Canterbury, no Highland Colony and probably no Level 5 schools and a quality of life that is the envy of the state.

Don't demonize the public officials. Mayor Gene F. McGee has forged the vision that is Ridgeland today, so portraying him as in the pocket of greedy developers simply isn't fair. It's dead wrong.

The record will reflect that Ridgeland has been among the most protective of homeowners while maintaining a thriving pro-business environment. Few communities are even in the position of being able to take on such an exclusive project, but Ridgeland has the infrastructure in place. This prime, select office building is in Ridgeland's overall best interest and should be approved.

Re: Proposed Office Building - Renaissance

STEPHEN W. ROSENBLATT
POST OFFICE BOX 22567
JACKSON, MISSISSIPPI 39225-2567
(601) 985-4504
FACSIMILE: (601) 985-4500
EMAIL: STEVE.ROSENBLATT@BUTLERSNOW.COM

August 31 , 2007

VIA E-MAIL - Mayor.McGee@Ridgelandms.org

Honorable Gene F. McGee
Mayor, City of Ridgeland
304 Highway 51
Ridgeland, Mississippi 39158-0217

Re: Proposed Office Building - Renaissance

Dear Mayor McGee:

I started just to drop you a note about the new office building being planned for the Renaissance development, but it turned into this much longer letter. I understand that this building has created some interest and controversy among some of the residents to the west of Highland Colony Parkway.

I am very interested in this building for several reasons. First, I live less than a mile from the proposed building in the Hillview Subdivision on Richardson Road (Ward 1). We have lived there since 1993. I have a significant investment in my house, and I want to preserve that investment. Second, in the larger sense, I have been a citizen of Ridgeland, and I am interested in its continued growth and development. During your tenure as Mayor and with the leadership of our Board of Aldermen, Ridgeland has grown and prospered. I was impressed with your vision for Ridgeland as expressed in the two Master Planning sessions that the City recently conducted. Finally, I am a member of the Butler Snow law firm, a tenant in the new building, so I have an interest in the building from that perspective as well.

Permit me to share my thoughts with you (and, by copy of this letter each of our Aldermen) about this building and the requested height variance. I believe the City should set aside some of the emotional reactions that this request has generated to examine the facts related to the following issues. If it does, I believe it will grant the requested variance.

1. Effect on Residential Property Values. I believe that this building will help - not hurt - surrounding property values. The addition of hundreds of highly paid professionals and executives who want to live near their office will only increase demand for homes in this area. There are at least three examples from neighboring states of this combination - the Mountain Brook, Alabama area (south of Birmingham) and the Cool Springs area near Franklin Tennessee (just south of Nashville) which just attracted Verizon Wireless to build a $54 million regional headquarters facility, and the area on the perimeter in north Atlanta.

2. Quality of the Building. This building has been designed by Cooper Carry, a recognized architectural firm from Atlanta, in association with Dale and Associates of Jackson. It will be one of the most beautiful and prestigious buildings in the state of Mississippi. It also will be a state-of-the art building and the only building of its size in the state of Mississippi that has been certified as a LEED (Leadership in Energy and Environmental Design) green" building. The LEED Green Building Rating System is the nationally accepted benchmark for the design, construction and operation of high performance "green" buildings. LEED promotes a whole-building approach to sustainability by recognizing performance in five key areas of human and environmental health: sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality. This is a very special building that will help bring positive recognition to Ridgeland and help Ridgeland attract the kind of business and professional persons it wants to attract.

3. Quality of Tenants. Related to the impact on residential values one cannot overlook that the Developer has been successful in securing agreements from two outstanding professional service firms (and perhaps the state headquarters of a Fortune 100 company) to occupy the building. These professionals and executives and their employees will be attracted to living, as well as working, in Ridgeland and to devote their civic energies to furthering the interest of Ridgeland. Thus, this building will provide multiple benefits to the City of Ridgeland and to the communities surrounding this development - directly and indirectly, objectively and subjectively, economically and civically.

4. Traffic. While this building will add some traffic to Renaissance, it will not be a substantial amount, and the impact of this building on traffic will be negligible compared to the traffic at the shops and restaurants at Renaissance. Additionally, the hours of the traffc at this building housing professional services firms will complement the hours for the remainder of Renaissance. Finally, this building will be located directly adjacent to I-55 to take advantage of the new frontage road and the new interchange, a portion of which is already under construction. These improvements were implemented with the development of Renaissance in mind, and they will improve traffic flow in and around Old Agency Road and Highland Colony Parkway.

5. Height of Building. Although this building will be taller than the Cellular South building, it is adjacent to the interstate highway, not toward adjacent to or west of Highland Colony Parkway. This building will be an attractive barrier to the interstate and help insulate the neighborhoods to the west. It will be a positive influence, rather than a negative one, for the residential and other commercial development west of the interstate. The new building, although taller than the Cellular South building, will be further to the east and probably less visible to those living west of Highland Colony than the Cellular South building.

6. Location of the Building. As you know, this building will be located directly adjacent to I-55 at the intersection of the new frontage road and Steed Road. At that location, it actually will serve as a buffer to the neighborhoods to the west, including mine. It is appropriately placed as the easternmost office building in the Renaissance development. If it were placed west of Highland Colony, or even where the Merrill Lynch building is located, these issues would be more relevant.

7. Tax Base and Economic Activity. The building will add approximately $60 million to the property tax base of Ridgeland. Secondary effects from sales taxes at area shops and restaurants from those working in or visiting the building also will generate sales tax revenue for the City. As much as Ridgeland needs to continue to develop quality subdivisions and increase the percentage of single-family residences in comparison to multi-family residences, it also needs high-end commercial developments. Unlike residential development, a Class "A" office building pays more in taxes than it consumes in city services. This positive impact makes possible better roads better schools and better city services for all Ridgeland residents.

8. Ridgeland’s Future. Most cities would work very hard to have a 17-story state-of-the-art building built within their limits. As I mentioned earlier, the City of Franklin (Tennessee) recently attracted the headquarters of Verizon (much to the chagrin of Nashville) in large measure because Franklin recognized and appreciated the positive benefits for having an upscale office building. A denial of the requested variance will sends a message to area developers and businesses that Ridgeland is unwilling to take the necessary steps to attract these kinds of businesses to their community and to take the necessary steps to bring continued economic growth and prosperity. If this variance is denied, Ridgeland runs the risk of negative repercussions for years to come. This would undercut Ridgeland's slogan that it is "Open for Business.

9. Precedent. This is the last location remaining to be developed in Renaissance. This building will fit nicely with the other offce buildings and the hotel that have been built or are planned for the Renaissance. Furthermore there are few, if any, remaining spots along Highland Colony north of Steed Road to be developed in the City of Ridgeland. Because this is a unique situation involving the largest law firm and accounting firm in the state , it is unlikely that there will be a flood of developers requesting to have another Class "A" building of a similar height to be built. Finally, because this is a request for a Special Exception and not a zoning change, and the facts of this case are unique, no precedent is being set.

As you know, Butler Snow s commitment over a year ago to move its offices to Ridgeland to be in the Renaissance development was a major decision for our law firm. We paid a price when we decided to leave downtown Jackson to come to Ridgeland. While we have received some negative media coverage for that decision, we stil believe that decision was in the best interest of our firm and our clients. We hope the City of Ridgeland will take such steps as are necessary to help us realize the benefits we saw in moving our offces to this first-class office building in the Renaissance development.

For all of these reasons, I urge the City, through you and the Board of Aldermen, to approve the requested height variance for this new building.

Respectfully yours,

Stephen W. Rosenblatt

cc: Alderman Gerald Steen, At large – gsteen@sprintmart.com
Alderman Ken Heard, Ward 1 – kheard@shrp.umsmed.edu
Alderman Chuck Gautier, Ward 2 - chuck.gautier@ridgelandms. org
Alderman Kevin Holder, Ward 3 - kevin.holder@ridgelandms.org
Alderman Larry Roberts, Ward 4 - larry.roberts@ridgelandms.org
Alderman Scott Jones, Ward 5 – scojones@bellsouth.net
Alderman Linda Davis, Ward 6 - linda.davis@ridgelandms.org

News- Editorial/High-rise debate healthy for R'land

EDITORIAL/High-rise debate healthy for R'land
Thursday, September 06, 2007
A $500 million research facility is being considered in Flora.

Plans call for a $33 million interchange on Interstate 55 at Reunion Parkway north of Mississippi 463 and will open up hundreds of acres to development.

A $15 million sports complex north of Madison has been approved with more than a dozen baseball and softball fields and up to eight Olympic-sized soccer fields.

Any one of these developments would be a rare and major headline in just about any other community in the state.

Reports about all three of these developments were in the news this week and we can expect more of the same next week and countless weeks after that.

For those just now tuning in, Madison County has been experiencing a golden age of growth and prosperity for more than a decade. Developments that other communities would give their eye teeth for are coming here in remarkable numbers.

Madison and Ridgeland are what they are because of better zoning ordinances and restrictions on growth.

Residents are apt to fight proposed developments hoping to preserve their quality of life. That's just part of life in the suburbs.

The proposed 17-story building in the Renaissance development in Ridgeland off Highland Colony Parkway and Old Agency is the latest to draw the ire of neighbors.

The main tenant of the building would be the Butler Snow law firm and its 250 attorneys.

With zoning approval pending and a good many residents opposed, Butler Snow released a statement on Friday basically saying if the structure isn't built they may not come, adding a tangible loss to the equation, which would be bad for Ridgeland.

The skyscraper represents a huge increase in tax revenue for the city and county and is an ideal form of commercial development for any community - high-end office space. Ridgeland will have arrived and set itself apart if this project comes to fruition.

Some residents say they won't stand for the high-rise, however. They say the building does not meet city code and could set a precedent for similar structures in the future. That might not be entirely true.

Of all places, Ridgeland has the infrastructure to support such a development or could quickly add to, say, its firefighting capabilities.

Some say they fear increased traffic, a change in the character of their neighborhoods and even others fear someone may be able to peer into their homes while perched atop the proposed high-rise.

As far as traffic, the shopping center may be worse than the high-rise and it's already being built.

Most of these are legitimate complaints and concerns, but city leaders must look out for what is best for Ridgeland in the long-run and it will be hard to say no to this project. City officials will have to work hard to dispel rumors and calm fears.

We applaud residents who have actively and so enthusiastically engaged in the debate, though. Only good can come from such community involvement.

By holding public officials accountable and raising questions, developers will be forced to compromise, hopefully in a way that best suits not only the city, but the residents as well.

Madison County is surely experiencing its Golden Age, but like any community or civilization throughout history that age will not endure forever.

It's up to everyone - developers, elected officials and residents alike - to make the most of the opportunities to ensure a good future for all.

News

Thursday, September 06, 2007
Hearing Monday on Renaissance high rise
Thursday, September 06, 2007

RIDGELAND - When he gets a chance, Carlton Parke resident Deryll Stegall likes to mow his lawn and do some other work in his yard and the idea of a 17-story building looming beyond the nearby tree line is not particularly appealing to him.

Stegall is one of several residents who has made their voices heard in opposition to the proposed office building at 200 Renaissance that will include the Butler Snow law firm and the Horne CPA Group as tenants.

The city Planning and Zoning Commission will hold a public hearing on the building on Monday, Sept. 10, at 6 p.m. at the Court Services Building next to the Police Department. They will then issue a recommendation to approve or deny the special exception for the building to the Mayor and Board of Aldermen.

Despite the impressive prospective tenants and the building's attractive design, Stegall said the new Cellular South building at the development, located at Highland Colony Parkway and Old Agency Road, is tall enough.

"The current eight-story building is very attractive and is a good compromise from a height standpoint - it isn't really imposing because you can barely see it from most neighborhoods," said Stegall. "But to more than double that height to 17 stories is perceived as too much by many people."

Some of these early opponents to the building have organized a citizens group called Zoning Ordinances Need Enforcement (ZONE), and are actively lobbying for the glass-and-steel structure's plans to be scrapped over concerns about traffic, privacy and property values.

But recently, another group known as "Go Ridgeland," has emerged in support of the building saying it would be a mistake for the city to lose its many associated benefits.

Butler Snow, meanwhile, issued a statement on Friday that if the building is not constructed to the current specifications, they will have to reconsider their decision to move to the development at Old Agency Road and Interstate 55.

Initially, the debate was dominated by residents west of I-55 who have been vocal in their opposition to the proposed building, which is being developed by the H.C. Bailey Company.

They argue that it is inappropriate for the residential area and would violate the city's long-term growth plan by loosening zoning restrictions, particularly on the height of buildings.

But Go Ridgeland has recently countered with a campaign in support of the project.

The group, which does not have a member listing, has sent out e-mails pointing to comments from both private citizens and H.C. Bailey that support the building.

These comments have been made at a blog, renaissancebuilding.blogspot.com, where proponents and opponents of the building can express their views.

Residents near Renaissance are also using homeowner association e-mail groups as tools to disseminate the latest information and discuss the project.

One writer on the Renaissance blog, identifying himself as Mark from the Dinsmor subdivision, said that it was time for others in support of the building to speak out.

"Often times the vocal "minority" is the only voice heard and reacted to," he wrote.

In a response to Go Ridgeland's e-mails, Stegall, immediate past president of the Carlton Parke Homeowners Association, said that city officials should be deliberate and not make a decision they might later regret.

He also argued that those who support the building but live in areas not

"If someone lives on the opposite side of town, they could only benefit from tax revenue from maximum commercial development, and they would not suffer from any negative consequences," he said. "The wishes of the residents in the area most affected should carry more weight."

A statement from the Butler Snow law firm released on Friday, however, expressed support for the building as planned.

"If, however, the building ultimately is not built as designed, then we will, in our own best interest, be forced to re-examine all our options for office space to house our 250 attorneys and employees," Don Clark, chairman of Butler Snow, said in part of the statement.

Full Statement from Don Clark, chairman of Butler Snow:

We are aware of the concerns being expressed by some about the 200 Renaissance Building in Ridgeland and we have received numerous calls from media and nearby residents inquiring about Butler Snow's position on this matter.

As a major tenant, and pursuant to our contract with the developers, we provided input into the design of the building and, again, pursuant to our contract, approved the final design. We did so in full confidence that all traffic, environmental and aesthetic issues have been fully addressed. We believe this office development will be a huge economic stimulus for Ridgeland - or any other city for that matter - resulting in significantly increased ad valorem and sales taxes for the city and increased property values for the surrounding residential and commercial areas. We also believe the combination of Class A offices within the Renaissance retail development assures the long-term stability of the retail portion and helps attract quality retail tenants.

We have grave concerns about some of the opinions being expressed in opposition to the 200 Renaissance Building. It is Butler Snow's earnest desire that any conflicts be resolved. If, however, the building ultimately is not built as designed, then we will, in our own best interest, be forced to re-examine all our options for office space to house our 250 attorneys and employees.

News

September 1, 2007
Regions looking for new home?
• Proposed Ridgeland site may tempt banking giant

By Elizabeth Crisp
elizabeth.crisp@clarionledger.com

Regions Bank, which considers downtown Jackson its home, might become a tenant in the proposed 200 Renaissance building on Highland Colony Parkway in Ridgeland.
"We are always looking for opportunities to expand our operations where there is growth," said Chad Cargile, Regions consumer banking executive for south Mississippi. "We want to be where our customers are."

Just weeks ago, Renaissance developers H.C. Bailey Cos. and Mattiace Properties asked the city of Ridgeland to specially approve a 17-story building, rather than the four stories allowed by ordinance.

"We have three anchor businesses coming in," said Stewart Speed, president of Colony Properties, an H.C. Bailey company. "We need that amount of space to meet their current needs and their future needs."
The request, which has divided residents and business leaders, will go before Ridgeland's Planning and Zoning Commission on Sept. 10, and city aldermen could vote on it as early as Sept. 18.
Previously announced tenants include the Butler, Snow, O'Mara, Stevens & Cannada law firm and the Horne CPA Group. Both plan to move their headquarters from the downtown AmSouth Plaza building in 2009.

In the developers' petition for the special exception, the third tenant is described as being "perhaps the headquarters of another corporation."

The discussion has centered around Regions, which recently merged with AmSouth Bank. Cargile said Regions has not made an official commitment to the Renaissance building, and Speed would not comment on Regions as a possible tenant.

Regions, with its headquarters in the AmSouth Plaza building, considers Jackson its "home," Cargile said, but the company is "looking at a lot of opportunities to expand."
The company has a "long-term" lease in the AmSouth building, Cargile said, but he did not know when it would expire.

"We have no plans to vacate this area," he said. "Our headquarters is in Jackson."
Other companies that have moved to Highland Colony include Merrill Lynch, Cellular South and BankPlus.

Highland Colony, a four-lane boulevard lined with bushy trees and dotted with stately office buildings and upscale commercial properties, has been a major growth spot for the area.
Yet residents and businesses are taking sides over 200 Renaissance's height.
Opponents of the project started by creating a group called Zoning Ordinances Need Enforcement. Colette Mcintyre, one of the people who has worked with organizing ZONE, has said she opposes the rezoning because it goes against the city's goals for its master plan.
"If we go against the zoning in this area, it could happen no matter where you live - the Reservoir or Highland Colony," she said. "You don't see any 17-story buildings in Madison. They wouldn't allow it there."

Others see it as an opportunity for Ridgeland to expand its status as a major real estate and business player.
Kevin Crothers, president of the Harbortowne Property Owners' Association, is happy to see big firms considering Ridgeland for their headquarters.
"These are fine people and are well known for attracting more of the same," he said.
He said he believes some people have gotten used to the Parkway being a relatively calm roadway often used for biking.
"That's not what it was meant to be," he said. "It's so much more than that."

Butler Snow Chairman Don Clark said in a prepared statement that his company is aware of the concerns of some residents, and he reiterated support for the 17-story building.
"We believe this office development will be a huge economic stimulus for Ridgeland, or any other city for that matter," Clark said. "We have grave concerns about some of the opinions being expressed in opposition to the 200 Renaissance building."
Clark said the law firm will "be forced to re-examine all our options for office space" if the building is not built as it is designed.