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Renaissance vote to be appealed
Renaissance vote to be appealed
Leah Square • leah.square@mcherald.com • December 7, 2007
Opponents of a controversial 13-story building are appealing a Tuesday evening aldermen vote that approved the building design plans.
With Ridgeland Mayor Gene McGee casting a tie-breaking vote in the absence of Alderman Linda Davis, the design plans were approved 4-3 after an aldermen who favored the plans asked the board to reconsider its earlier 4-3 vote of disapproval.
Lawson Hester, an attorney who opposes the building, said opponent’s are appealing because it’s unlawful for a member of the losing side to make a motion to reconsider a final vote.
“It’s was voted down 4 to 3,” Hester said. “That was the final vote.”
According to Robert’s Rule of Order for fair and orderly meetings and conventions, a motion to reconsider can be made “only by one on the prevailing side who has changed position or view.”
But City Attorney Jerry Mills maintains the board has done nothing illegal.
“We do not strictly adhere to Robert’s Rule of Order,” Mills said. “It’s my opinion that the board is on solid ground.”
Aldermen who voted against the design said their chief concern about developer Buster Bailey’s design plans was a 7-level, 67-foot-tall parking garage to be built next to the office building, 200 Renaissance. The building, pinpointed for I-55 and Steed Road, is to house the employees of Butler, Snow, O’Mara, Stevens & Cannada Law Firm, Horne CPA Group and Regions Bank.
After the original vote of disapproval and an executive session, Davis made an abrupt exit.
Davis had voted against the plans in the original vote, citing disapproval of the parking garage. Later, she said she left before the final vote because she “couldn’t in good conscience vote for either position.”
In addition to appealing in Madison County Circuit Court on the basis of Robert’s Rule, Hester said petitioners will challenge the board vote on the grounds that the city zoning ordinance does not properly address height limitations on parking garages.
Community Development Director Alan Hart said the ordinance does not regulate the height of a structure that is at least 40 percent “open.”
“It’s not considered a closed building,” Hart said. “There’s no limitation on the parking garage.”
The office building has been a point of conflict in Ridgeland for months because of its original 17-story height design, among other things. Some residents said they felt the design was not in keeping with a “Mediterranean feel,” the theme of the surrounding development.
Bailey, in an effort to appease the opposition, moved parking levels to knock the building down to 13 stories.
The initial 17-story “glass wedge” building was also redesigned by decreasing the amount of glass surface by 25 percent by increasing the amount of concrete paneling.
Aldermen granted a special exception in October to allow the 13-story building in an area zoned for buildings no taller than four stories.
Some residents, including Hester, have appealed the aldermen’s October vote and are awaiting a court ruling.
Hester said opponents’ latest appeal may become part of the original appeal. He said it will be filed within 10 days of the Tuesday vote.
Bailey has said construction will move forward, regardless of an appeal.
Construction on 200 Renaissance may begin as early as next week, he said.
Pile tests and preliminary work have already been performed, and construction on the $60 million building will take about two years to complete.
Tenants plan to move into the building from downtown Jackson by October 2009.
Alderman walks out on high-rise vote
12/6/2007 5:00:00 AM
Alderman walks out on high-rise vote
By ANDREW UJIFUSA
Assistant Managing Editor
The high-rise at Renaissance was almost undone over a dispute about the height of its parking garage, but it survived after the unexpected departure of a city alderman and should begin construction in two weeks.
Ward 6 Alderman Linda Davis originally motioned to approve the design of the 13-story building at 200 Renaissance but reject the parking garage.
This move would have killed the entire project, according to Renaissance developer H.C. "Buster" Bailey, because of a lack of adequate parking space.
Following an executive session and a discussion with Bailey, Davis did not offer her motion again. Instead, she left the meeting room, leaving a vote in the hands of Mayor Gene McGee. Her decision counted as a recusal from the vote.
McGee and three other aldermen voted to approve the design of the high-rise and the parking lot. The vote cleared the way for the construction of the 13-story building that is set to house offices for the Butler Snow law firm, the Horne CPA Group, and Regions Bank.
Reached by phone after the meeting, Davis said she felt the design changes to the high-rise were positive and made the building blend in more convincingly with the rest of Renaissance.
But she also said she had not expected the 1,066-space garage to be 67 feet high after seeing drawings earlier. Bailey reported this height to the board on Tuesday after initial reports on Monday that it would be 80 feet high.
"I was hoping there would be some way we could reduce it, maybe go with some underground parking," she said, "but it just became apparent in the executive session that that was not going to be an option."
Davis said she thought the garage, which is directly to the north of the building, should only be four stories tall, within the limitations she thought appropriate for development on Highland Colony Parkway.
Ultimately, however, Davis could not reconcile her feelings about the high-rise and the garage.
"I couldn't in good conscience vote for either side," Davis said, explaining her decision to leave the board room.
She said she suspected McGee might vote in favor of the design once she left, but said she had no prior knowledge about how he would vote.
Asked about people who might criticize her recusal, Davis responded, "I would tell them to please try to withhold judgment until they have walked in my shoes."
She said she received thousands of e-mails about the high-rise and met for more than 80 hours about the building, in addition to receiving dozens of phone calls.
Outside the board room, Bailey said he was pleased by the board's decision.
"Construction will begin in the next week or two," he said.
McGee said he was surprised by Davis' exit but had hoped for a consensus.
"I would like to have seen this one out with a unanimous 7-0 vote," he said.
The basic concept for the high-rise was approved at a six-and-a-half hour public hearing on Oct. 10. Davis was the last alderman to cast a vote, and said it was the hardest decision of her political career before voting to approve the building.
At that hearing, Davis also requested Bailey make design changes to the building to conform to other design elements within Renaissance.
As part of those changes, the high-rise utilized more sand-colored stone and less glass. The angle of the top of the original building design was also flattened.
"It does look better as far as fitting into the whole scheme of things," Bailey said on Monday.
But arguments on Tuesday centered on the parking garage, and whether the earlier approval of the high-rise meant the garage should be approved as well. The structure is over the regular four-story limit permitted for buildings in city ordinances.
At issue is whether the garage was a regular building and thus subject to normal regulations, or a different type of structure that could be considered contiguous to 200 Renaissance.
The garage has open-air ventilation on its east and west side and therefore fell under different rules, according to Community Development Director Alan Hart. Structures with two sides that have at least 50 percent of their area ventilated to outside air are not considered buildings in the regular sense of the term.
"It's not considered an enclosed building," he said. "Our zoning ordinances didn't contemplate parking garages in the first place."
Ward 5 Alderman Scott Jones then motioned to approve the site plan for the high-rise and garage, but it was defeated when aldermen Ken Heard (Ward 1), Kevin Holder (Ward 3), Gerald Steen (at-large) and Davis voted against it.
Davis then offered her motion to accept the building but deny the garage.
Before a vote on her motion was taken, Bailey rose to address the board and said rejecting the parking garage at its present height would eliminate the possibility of the high-rise.
"A vote to kill the parking structure will kill the building," he said.
The board then went into executive session that was closed to the public.
After Davis' departure and the 4-3 vote to approve the plans for both structures, Lawson Hester, a representative of residents who oppose the high-rise, told the board its conduct "arbitrary and capricious."
"I do not think there has been proper consideration of the site plan," he said.
When the parking garage's design was revealed on Monday, Hester said he was prepared to add it to the residents' appeal of the high-rise's construction.
Residents filed an appeal of the aldermen's Oct. 10 vote in Madison County Circuit Court. The appeal stated that approval of the building violated the city's own building ordinances.
Bailey would not comment on his plans to finance the building's construction, given that the building is under appeal and could be struck down by the court.
"I consider that private information," he said.
Alderman walks out on high-rise vote
By ANDREW UJIFUSA
Assistant Managing Editor
The high-rise at Renaissance was almost undone over a dispute about the height of its parking garage, but it survived after the unexpected departure of a city alderman and should begin construction in two weeks.
Ward 6 Alderman Linda Davis originally motioned to approve the design of the 13-story building at 200 Renaissance but reject the parking garage.
This move would have killed the entire project, according to Renaissance developer H.C. "Buster" Bailey, because of a lack of adequate parking space.
Following an executive session and a discussion with Bailey, Davis did not offer her motion again. Instead, she left the meeting room, leaving a vote in the hands of Mayor Gene McGee. Her decision counted as a recusal from the vote.
McGee and three other aldermen voted to approve the design of the high-rise and the parking lot. The vote cleared the way for the construction of the 13-story building that is set to house offices for the Butler Snow law firm, the Horne CPA Group, and Regions Bank.
Reached by phone after the meeting, Davis said she felt the design changes to the high-rise were positive and made the building blend in more convincingly with the rest of Renaissance.
But she also said she had not expected the 1,066-space garage to be 67 feet high after seeing drawings earlier. Bailey reported this height to the board on Tuesday after initial reports on Monday that it would be 80 feet high.
"I was hoping there would be some way we could reduce it, maybe go with some underground parking," she said, "but it just became apparent in the executive session that that was not going to be an option."
Davis said she thought the garage, which is directly to the north of the building, should only be four stories tall, within the limitations she thought appropriate for development on Highland Colony Parkway.
Ultimately, however, Davis could not reconcile her feelings about the high-rise and the garage.
"I couldn't in good conscience vote for either side," Davis said, explaining her decision to leave the board room.
She said she suspected McGee might vote in favor of the design once she left, but said she had no prior knowledge about how he would vote.
Asked about people who might criticize her recusal, Davis responded, "I would tell them to please try to withhold judgment until they have walked in my shoes."
She said she received thousands of e-mails about the high-rise and met for more than 80 hours about the building, in addition to receiving dozens of phone calls.
Outside the board room, Bailey said he was pleased by the board's decision.
"Construction will begin in the next week or two," he said.
McGee said he was surprised by Davis' exit but had hoped for a consensus.
"I would like to have seen this one out with a unanimous 7-0 vote," he said.
The basic concept for the high-rise was approved at a six-and-a-half hour public hearing on Oct. 10. Davis was the last alderman to cast a vote, and said it was the hardest decision of her political career before voting to approve the building.
At that hearing, Davis also requested Bailey make design changes to the building to conform to other design elements within Renaissance.
As part of those changes, the high-rise utilized more sand-colored stone and less glass. The angle of the top of the original building design was also flattened.
"It does look better as far as fitting into the whole scheme of things," Bailey said on Monday.
But arguments on Tuesday centered on the parking garage, and whether the earlier approval of the high-rise meant the garage should be approved as well. The structure is over the regular four-story limit permitted for buildings in city ordinances.
At issue is whether the garage was a regular building and thus subject to normal regulations, or a different type of structure that could be considered contiguous to 200 Renaissance.
The garage has open-air ventilation on its east and west side and therefore fell under different rules, according to Community Development Director Alan Hart. Structures with two sides that have at least 50 percent of their area ventilated to outside air are not considered buildings in the regular sense of the term.
"It's not considered an enclosed building," he said. "Our zoning ordinances didn't contemplate parking garages in the first place."
Ward 5 Alderman Scott Jones then motioned to approve the site plan for the high-rise and garage, but it was defeated when aldermen Ken Heard (Ward 1), Kevin Holder (Ward 3), Gerald Steen (at-large) and Davis voted against it.
Davis then offered her motion to accept the building but deny the garage.
Before a vote on her motion was taken, Bailey rose to address the board and said rejecting the parking garage at its present height would eliminate the possibility of the high-rise.
"A vote to kill the parking structure will kill the building," he said.
The board then went into executive session that was closed to the public.
After Davis' departure and the 4-3 vote to approve the plans for both structures, Lawson Hester, a representative of residents who oppose the high-rise, told the board its conduct "arbitrary and capricious."
"I do not think there has been proper consideration of the site plan," he said.
When the parking garage's design was revealed on Monday, Hester said he was prepared to add it to the residents' appeal of the high-rise's construction.
Residents filed an appeal of the aldermen's Oct. 10 vote in Madison County Circuit Court. The appeal stated that approval of the building violated the city's own building ordinances.
Bailey would not comment on his plans to finance the building's construction, given that the building is under appeal and could be struck down by the court.
"I consider that private information," he said.
Ridgeland mayor clears way for 13-story building
December 5, 2007
Ridgeland mayor clears way for 13-story building
By Elizabeth Crisp
elizabeth.crisp@clarionledger.com
RIDGELAND — With Mayor Gene McGee casting a surprise, tie-breaking vote Tuesday night, city aldermen approved final architectural plans for a 13-story office building that has been a point of conflict in Ridgeland.
Plans for 200 Renaissance appeared to have hit a snag earlier in the meeting because of a proposed seven-level parking garage, but Ward 6 Alderwoman Linda Davis abruptly left the meeting, leaving McGee to cast the final vote and pave the way for the building's construction.
Buster Bailey, developer of the 200 Renaissance building near Highland Colony Parkway and I-55, said construction could start as soon as next week.
The building, which will be home to the Butler Snow law firm, Horne CPA Group and Regions Bank, is expected to take about two years to complete. The tenants currently occupy the AmSouth Plaza building in downtown Jackson and plan to move to the new building by October 2009.
Before the final vote in favor of the architectural plans, aldermen had voted 4-3 against the design, with Davis saying she did not approve of the parking garage.
Ward 5 Alderman Scott Jones prefaced the vote by telling fellow aldermen that rejecting the plans could mean the city would lose the building and its prestigious tenants.
"Before we vote, does everyone understand that?" he asked.
The board later went into executive session, and when it ended, Davis immediately left.
The plans were brought back up for vote after she left, leaving McGee to cast the tie-breaker in favor of the developer's plans.
After the meeting, Davis said she left because she did not think she could vote in good conscience either way.
"On one hand, I think this will be a good thing for the city," she said. "But I don't want to feel like I'm betraying the trust of the citizens."
Other aldermen who voted against the proposals also took issue with the developer's plans for a 67-foot-tall parking structure.
The city's ordinances do not regulate the height of parking garages if at least 40 percent of the structures are "open," said city Community Development Director Alan Hart.
Alderman-at-large Gerald Steen said he wanted the city to review that policy before approving Bailey's request.
When Bailey first presented plans for the project several months ago, he had asked for a 16-story building that included three levels of parking on the bottom, as well as an adjacent parking garage.
After concerns were brought up by city officials and residents over the proposed height, Bailey retooled his project and presented new plans for a 13-story building that did not include parking levels within it.
Instead, the levels of parking that had been planned as the lower levels of the building were moved on top of the existing parking garage, increasing the number of levels there. The final plans, including the parking garage, were approved unanimously by the city's Architectural Review Board last week.
Bailey told aldermen the city would kill the project if the parking garage was not approved.
"We've acted in good faith," he said. "We've spent lots of time and money trying to make this work."
Several residents opposed to the building have filed an appeal in Madison County Circuit Court to the aldermen's 4-3 vote in favor of the height variance.
Their appeal has not yet been reviewed by a judge.
Dinsmor resident and attorney Lawson Hester, one of those named in the appeal, spoke to aldermen during Tuesday's meeting, saying that he represented "hundreds of citizens of Ridgeland" in opposing the building.
"I do not think proper consideration has been given to these plans," he said of the six-story parking garage.
He also said he did not think it was proper of the board to vote in Davis' absence.
To comment on this story, call Elizabeth Crisp at (601) 942-9019.
High-rise opponents could seek stay
High-rise opponents could seek stay: "10/25/2007 5:00:00 AM Email this article • Print this article High-rise opponents could seek stay By ANDREW UJIFUSA Assistant Managing Editor It may cost the residents appealing the Renaissance high rise decision $75 million to stop actual construction from proceeding on the 13-story building. Those in opposition to the building, which was approved by the city of Ridgeland on Oct. 11, filed an appeal last Friday in Madison County Circuit Court. These appellants can also request that a judge issue a 'stay order' to stop construction work at the building's proposed location on Steed Road near Interstate 55 southbound. Such an order, however, would require the appellants in the case to post a bond, which could be set at 125 percent of the project's cost, estimated at $60 million. Dinsmor resident Lawson Hester, a member of Zoning Ordinances Need Enforcement (Z.O.N.E.) and an attorney who has been working with residents appealing the city's decision, said that a $75 million bond would be impractical. But he also said that it is up to the court to decide if such a large bond would be imposed on residents who are party to the appeal. 'There's no proof in the record of the value of this building for the purpose of appeal,' Hester said. 'The amount of any b"
Appeal filed on 13-story building
October 20, 2007Appeal filed on 13-story building
- Residents' legal action won't slow Ridgeland development, company says
By Elizabeth Crisp
elizabeth.crisp@clarionledger.com
Residents opposing construction of a 13-story building that was narrowly approved by Ridgeland aldermen earlier this month have filed an appeal challenging the board's decision.
The 200 Renaissance office building, part of a mixed-use development near Highland Colony Parkway and I-55, has been a point of conflict in the city for several months. Residents for and against the project have formed groups, started blogs and circulated petitions.
The appeal was filed late Friday afternoon, the last day an appeal could be filed. But it will not slow developer Buster Bailey's plans for the project, said Stewart Speed, president of Colony Properties, an H.C. Bailey company.
"The appeal was entirely expected, and we plan to proceed with our building plans because we are confident that we will win the appeal," Speed said.
After a public hearing earlier this month that lasted six hours and stretched past 1 a.m., aldermen voted 4-3 in favor of a height exception that was needed because structures in the area are limited to four stories.
Bailey, who could not be reached for comment Friday afternoon, has said he expects construction to take about two years and that the building needs to be completed for tenants by October 2009.
The project has drawn commitments from three major firms: the Butler Snow law firm, Horne CPA and an unnamed third tenant believed to be Regions Bank.
Lawson Hester, a Dinsmor resident who has been a vocal opponent of the building, said several of the 33 people listed as petitioners on the appeal live in Old Agency Village, the subdivision nearest the building.
The list also includes representatives from each of the other subdivisions near the building, as well as Ridgeland residents living east of the interstate, he said.
"There were many more people who volunteered to be appellants in this case, but we think we have a good representation with these," said Hester, a lawyer.
While nothing has been set, Hester said he expects a court hearing to be held sometime in December or January.
Ward 5 Alderman Scott Jones, who made the motion to approve the developer's request, said he does not think a judge will rule in favor of the appeal.
Jones carefully worded the motion - citing all 15 criteria for a variance listed in the city's zoning ordinance - to ensure its legality, he said.
"We did everything we could possibly do to make it as defensible as possible," he said.
While the project did gain the city's approval, aldermen have asked that changes be made to the building's design.
"It was asked that they change the building skin to be more in character with the rest of the development," Jones said.
The architects are working on the modifications to the building's exterior and could have new plans in about three weeks, Speed said.
"There are some things they will be able to change without making major structural changes," said Jones, who works as a structural draftsman.
Speed said work on the new plans is proceeding.
"(Some aldermen) felt that the architecture was incompatible with the area," he said. "We didn't feel that way, but we are working on it."
The building's modern scheme, in juxtaposition to surrounding developments, was one issue brought up repeatedly by residents who opposed it.
The main arguments that will be presented in the appeal focus on zoning requirements for the property, Hester said. The 200 Renaissance site is zoned C4, or highway commercial district.
In addition to the height restriction, the zoning class puts limits on the ratio of a building's size versus the size of the property.
"They have approved an allowance of an excessive number of square feet for the available land," Hester said. "There is no means in which that can lawfully be approved."
Hester also said he thinks that aldermen voted on the request without examining all of the evidence presented or the testimony given at the hearing.
"The evidence was not properly considered," he said.
Other arguments that have been made include that the building goes against the character of the area.
There are 72 buildings on Highland Colony Parkway that are four stories or fewer.
The first building to deviate from that was another Renaissance structure - the eight-story Cellular South building recently completed. Aldermen approved a height exception for it in 2005 with little opposition from residents.
"No one else has ever sought the board's approval to build over four stories," Jones said. "The first one, Cellular South, was approved."
During the public hearing, Hester argued that another law firm, Copeland, Cook, Taylor & Bush, has its attorneys in several buildings on the parkway because they are not more than four stories.
Jones said all of the city's requests are judged on a case-by-case basis and that aldermen weigh the benefits to the city.
"If Copeland Cook had asked five years ago, when they were the first building in Ridgeland, if they could be in a taller building, there's probably a good chance it would have been approved," Jones said. "They didn't ask us."
Jones said he thinks most of the city's residents are ready to move past the issue.
To comment on this story, call Elizabeth Crisp at (601) 942-9019.
13-story building approved by 4-3 vote
October 11, 200713-story building approved by 4-3 vote
By Leah Square
leah.square@mcherald.com
Special to The Clarion-Ledger
This is a rendering of the 13-story proposed building (200 Renaissance) that will house the employees of Butler Snow law firm, the Horne CPA Group and a Fortune 500 company. The building was originally designed to be 17 stories.
Ridgeland aldermen approved developer H.C. “Buster” Bailey’s petition to build 200 Renaissance west of I-55 and Steed Road. The vote came at the end of a six-and-a-half hour public hearing stretching from late Wednesday to early this morning.
Hundreds of people packed into the Ridgeland High Cafetorium to hear more than five hours of “expert” and public comment preceding the vote. Following comments, Community Development Director Alan Hart recommended the petition be approved. After consulting City Attorney Jerry Mills, the mayor and aldermen followed with an executive session, saying the matter was grounds for potential litigation.
It was about 1 a.m. before the Board of Aldermen returned and voted 4-3 in favor of the developer.
The 13-story office building, 200 Renaissance, will house the employees of Butler, Snow, O’Mara, Stevens & Cannada law firm, the Horne CPA Group and a Fortune 500 company. The land the building is proposed for is zoned for buildings four stories tall or less.
Bailey said construction is to start immediately because the tenants will be moving in during the fall of 2009.
After executive session, Alderman Scott Jones initiated a motion to approve the petition, citing it met 15 criteria as required by the city ordinances. Alderman Chuck Gautier seconded Jones’ motion.
Jones, Gautier and Aldermen Larry Roberts and Linda Davis voted for the petition. Aldermen Ken Heard, Gerald Steen and Kevin Holder voted against it.
Visibly emotional, Davis did not immediately vote when Mayor Gene McGee called for the hands of the aldermen who were for the petition. Only after the others voted did she say, “This is the hardest decision I’ve ever had to make in my life, but I vote for it.”
Both Davis and Roberts had said they were undecided going into the public hearing. Bailey said the months leading up to the public hearing was a “long road.”
“I’m tired, and I’m just glad it’s over,” he said. “We want to do the best job we can to reconcile with the neighbors that were opposed to this.”
Zoning Ordinances Need Enforcement, a group that formed in opposition of the building, had voiced concerns about the building’s proposed height and potential to cause traffic jams. Some members said they wondered if they could trust their city leaders to enforce the zoning ordinances.
Go Ridgeland, a group of residents who have publicly offered support for the building, maintain the building will bring millions of dollars, prestige and upscale tenants into the city and the state.
Mills has said Attorney Steve Smith, who represents ZONE, may appeal the decision in Madison County Circuit Court. The Circuit Court decision would be based on the record of the mayor and aldermen public hearing, he said.
If either party is dissatisfied with the court decision, the case could then go to the Court of Appeals and possibly the Mississippi Supreme Court.
An appeal and intent to file a bill of exceptions must be presented to the court within 10 days of the public hearing, Smith said.
The minutes of the Sept. 10 Planning and Zoning Board public hearing were added to the record of the mayor and aldermen hearing. The zoning board failed to recommend the mayor and aldermen approve or deny the petition.
APPROVED - YES
The height variance request for 200 Renaissance was APPROVED just before 1 a.m., Thursday, 11 Oct 2007
Alderman Gerald Steen, Alderman-at-Large, Mayor Pro Tempore --- Nay
Alderman Ken Heard, Ward 1 --- Nay
Alderman Chuck Gautier, Ward 2 --- Aye
Alderman Kevin Holder, Ward 3--- Nay
Alderman Larry Roberts, Ward 4 --- Aye
Alderman Scott Jones, Ward 5 --- Aye
Alderman Linda S. Davis, Ward 6 --- Aye
Alderman Gerald Steen, Alderman-at-Large, Mayor Pro Tempore --- Nay
Alderman Ken Heard, Ward 1 --- Nay
Alderman Chuck Gautier, Ward 2 --- Aye
Alderman Kevin Holder, Ward 3--- Nay
Alderman Larry Roberts, Ward 4 --- Aye
Alderman Scott Jones, Ward 5 --- Aye
Alderman Linda S. Davis, Ward 6 --- Aye
Letter: Reader backs 200 Renaissance
October 4, 2007
Reader backs 200 Renaissance
I'm writing to voice my support for the proposed 13-story building, 200 Renaissance.
I have owned and operated a Ridgeland-based company for 22 years. I have also been a resident of Dinsmor for 10 years. Developments like this are critical to our economic future.
The proposed tenants of this building are certainly top-notch firms, but their mere re-location from Jackson to Ridgeland doesn't represent any significant net economic growth. However, the entire Renaissance development, including the proposed building, will serve as an overall investment catalyst for economic expansion. More importantly, it's the first step towards attracting corporate headquarters to our area - not just remote branches and factories of organizations that are based in other states or other countries, although such facilities contribute to the draw of the area.
To my many friends that live in the surrounding neighborhoods that oppose this building, I am sensitive to and respect your position. I know you are sincere and have legitimate reasons for opposing this.
But I really think there are two other parties that need to be considered in this issue.
First, consider the developers of the residential areas where folks live that object. Why did they build these neighborhoods so close to the Interstate and more importantly, interchanges? When they built these subdivisions, I-55 was not the major thoroughfare that it is today, linking the explosive growth in south Madison County with downtown Jackson and other areas. Ridgeland was actually still the outskirts of the metro area.
Second, as homebuyers, what were we thinking? What did we expect? That this suburban area of the largest and capital city of our state would not expand and grow? It's right on a major interchange on the most traveled highway in our state for heaven's sake!
Additionally, there's just something about reasonable building height, and I think 13 or 17 stories is reasonable, that sends a powerful economic message to investors and other corporate and business suitors. It has a look of permanency, and stability - not speculation and lack of commitment. When you see an attractive structure like this in the distance, you know that good things are going on in the area. It gives people confidence that this is a good place to live and work.
I'm confident that Ridgeland's leaders understand this and will act accordingly, as they always have in the past. I thank them for their service to our community.
Gerard Gibert
CEO, Venture Technologies
Ridgeland
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:
Buster Bailey
H.C. Bailey Co.
Jackson
Tax Increment Financing (TIF)
How TIFs Work
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.
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).
Contact ZONE (Zoning Ordinances Need Enforcing).
Support of the proposed Building
Click photos for larger view!
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!
Write a letter to the editor:
Clarion Ledger
Madison County Journal
Madison County Herald
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
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.
Stephen W. Rosenblatt
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'landThursday, 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.
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