Area Two Plan Starts Moving Forward

(posted 11.18.09)

Nearly 14 months since the unveiling of conceptual plans for Area Two, the Speedway Redevelopment Commission is still not ready to unveil its master plan. The commission placed Area Two on the back burner to focus on Area One.

American Structurepoint (ASP) engineer Regina Tirinnanzi told the commission at its November 16 meeting about plans to conduct an Area Two public meeting by early 2010. She emphasized that the public meeting is not an unveiling of the master plan. She described the presentation as more of a conceptual plan containing land uses, roads, trail connectivity and pedestrian improvements.

She also updated the commissioners on the Department of Metropolitan Development's concern over developing Area Two. Her message from the DMD was to be "cautionary" when it comes to the SRC's desire to reduce housing density. She said it won't mean that ASP won't recommend what the public wanted during the charettes, which was to eliminate multi-family housing and create additional commercial retail development. ASP will still recommend lower density housing for active adults. The DMD expressed concerns that the town's population would be able to support an increased amount of retail.

Executive Director Scott Harris speculated that the DMD's statistics do not accurately reflect the current population in high density in housing areas, noting the occupancy rate is lower today. Harris noted the American Inn is closed, and said the market assessment shows there is a higher demand for retail in a broader area.

Commissioner Ron Fisher wants the planning to control the esthetics because he wants to restrict certain type of uses. Tirinnanzi said it could take up to another year to develop form based zoning, and said the form base zoning created for Area One would not necessarily work in Area Two.

Harris said he inspected the American Inn and Budget Inn. He described mold mushrooms growing in some of the rooms at the Budget Inn, but said the American Inn is not as bad. The commission is seeking appraisals for the two buildings.

SRC President Vince Noblet discussed using eminent domain to eliminate the distressed property. Fisher said "Again, you know I haven't raised my hand to say I want to take that property. The owner is an absentee owner and he doesn't care about his property and it needs to be taken down. A clean piece of dirt; it looks better for the town." He urged for the Board of Health to take action.

Chuck Cagann of Mansur Real Estate Services said the November 19th ground breaking for Main Street infrastructure project is a critical piece to attract new development to the area. He said he has a contact list of 40 interested prospects for Areas One and Two. Cagann announced that he also has letters of intent. He said that educational institutions are still interested in locating to enhance the motor sport industry.

Harris said there will be no sewer re-connect fees for Main Street businesses because that cost was all built into the bond.

Commissioner Benny Grove said the commission is working on ten appraisals, including Praxair and Allison on the east side of Main Street, as well as 1201 and 1255 Main Street.

The two properties are owned by Don Fisher as limited liability corporations. Don Fisher is the brother of Commissioner Ron Fisher.

The commission agreed with Commissioner Bill Jones' proposal to start an arts working group to provide input for the wall of fame. Harris said the wall will not create any revenue to pay off TIF bonds, but should attract tourists to Main Street to support the businesses. As of date, the estimated $14 million bond will require a repayment of about $26 million by 2034.

Jo Ellen Dotlich raised the concerned about the SRC's ability to use eminent domain that could end up leaving the redevelopment area undeveloped. She said that Pfizer is pulling out of New London, Connecticut and leaving the surrounding land undeveloped after the town used eminent domain and removed several homeowners.

Harris said the commission has not pursued acquiring property especially, on the 16th Street corridor, "until we know something is actually going to happen."

She also questioned why none of the SRC members went to Europe with Mayor Ballard to promote the motor sports industry. A city news release stated that representatives accompanying the mayor included attorney Scott Treadway and an American Structurepoint employee. Treadway has made appearances at commission meetings on behalf of Dan and Steve Dotlich supporting the SRC's plans.

Harris said "marketing development material" was sent in a "suitcase" and will be "distributed" during the overseas meetings, but scheduling conflicts prevented SRC members from accompanying the Mayor.