Jackson Free Press

Jackson developer David Watkins said this morning that other cost savings justify the estimated $1 million annually it would cost Jackson Public Schools to relocate its administrative offices into the empty Belk store site in the Metrocenter Mall.

"We've worked with the (Jackson Public Schools) staff, and we've gotten numbers from the staff ... to justify the cost savings," Watkins told a crowd of nearly 100 at Koinonia Coffee House this morning. "According to our calculations, the school district will save $198,634 a year on utilities, $325,000 on staffing annual savings, $462,386 on new taxes, just from (the development of the) Metrocenter, and save $224,400 on maintenance and insurance overhead, janitorial services etc, for a total of $1.2 million in savings. And that's just what we've identified with our meager resources."

Watkins said a new population of employees and new businesses in and around the mall will also increase sales-tax revenue, which is the source of school-district income.

"It's hard to find condominiums in Jackson right now," Watkins said. "We're going to change that. We're going to add entertainment; we're going to add hospitality. We're going to add a hotel, and my granddaughter and I are going to put a water feature out there. ... (My partner) Jason Goree is negotiating with an unnamed movie company so we will have a multi-screen facility that'll be constructed right on the parking lot, right smack up to the Belk building on the south side, so when you walk into the theater you go into a new food court."

The developer said 650 new full-time employees in the mall every day, joined by an additional 1,000 unconnected shoppers seeking new entertainment, will "immediately change the game for the entire mall."

Watkins added that he has already had conversations with the owners of the Saks Inc. operations center south of Interstate 220 from the mall. The call center, which sits about 300 yards from Metrocenter and employs 750 people, subsidizes a company food court because of the lack of restaurants serving the Highway 80 corridor. That will change, Watkins says, if the district moves into the mall and supports a new food court in the area.

"The minute we open the food court, they tell us that they're shutting down their cafeteria over at Saks, and those 750 people will be going to our mall. That's 750 people looking for a place to eat and to shop," he said. "We've got an instant game-changer by taking this one building and filling less than 10 percent of it with office space."

Watkins said he is seeking state agencies and organizations to occupy the bottom floor of the Belk site, which he purchased late last month before soliciting a lease agreement with the school district. He is also soliciting another state agency to occupy the possibly-soon-to-be-vacated JPS administrative buildings near State Street.

"We've got 10 acres of prime real estate that is being underutilized," Watkins said, referring to the district's current location. "They've got old, sick buildings out here that are not really being used to their full potential, so we've proposed that the district sell that property, or redevelop that property, either with us or another developer in town. We're going after one group ... but we don't want the state to build the building. We want private enterprise to build the building--a $40 million building, 200,000-or-more square feet in a nice campus setting right next to the post office and the new courthouse, and it will generate another $300,000 or $400,000 a year in taxes because it'll be privately owned and leased by the state of Mississippi."

Watkins would not name the state agency he is soliciting, but said the agency does not currently reside within city limits.

In addition to the current JPS property between State and President streets downtown, consolidating the district at Metrocenter would free up two other current JPS buildings, which Watkins wants to redevelop. That could increase city revenue by another $380,000 a year, or $7.6 million over the 20-year life of the district's Metrocenter lease, Watkins said.

JPS board member George Schimmel, who attended the public forum, did not endorse or reject Watkins' proposal this morning, but said the board would compare numbers to make sure a move to the Metrocenter was the "best decision for the district's students," which is "the board's top priority."

Jackson resident Von Anderson, a 2009 candidate for the Ward 6 Council seat, said he believed Watkins' proposal was too opportunistic. "I think it's almost a conflict of interest considering that those JPS buildings just happen to be right next to Watkins' proposed RiverWalk development," Anderson said.

Watkins proposed earlier this year to re-route Town Creek, which snakes through downtown Jackson, and install a scenic waterside development surrounded by residential and commercial real estate.

Previous Comments

ID

159324

Comment

Von is a very good guy so perhaps his comment was taken out of context, and in general there isn't much to go on what I guess was an attempt to provide an opposing view. Nonetheless, being "too opportunistic" is unproductive thinking as it relates to Jackson development. Of course David Watkins cares most about, and spends his time working on, what is going on directly around his developments!! Would we rather Mr. Watkins put his time and energy into finding tenants on Highland Colony Parkway or near Dogwood, or even Highland Village if they are a distraction from him making his businesses successful? Jackson's leaders and press need to encourage its businessmen to "be opportunistic", and not promote the idea that building on one's success is somehow improper.

Author

Leland Jr

Date

2010-08-13T13:55:16-06:00

ID

159325

Comment

Leland, we don't bend over backwards to provide opposing views as many media outlets do. However, we don't bend over the other way to not include them. That's a pretty straightforward comment; it's hard to see how it would be out of context. We find it's better to air people's concerns so that people can answer them if they want. It certainly doesn't indicate that we are opposed to the Metrocenter project. What we've heard so far sounds pretty good. Speaking for myself, I think that if JPS, the Metrocenter and David's RiverWalk can benefit from the project, it's win-win-win. Smart businesspeople figure out how to do good while getting their projects off the ground. And it's no secret that David is one of the few developers who seem completely focused on risky projects to help our city, our downtown and West Jackson.

Author

DonnaLadd

Date

2010-08-13T14:31:37-06:00

ID

159326

Comment

I am did not mean to insinuate that you didn't think those projects, or David Watkins, are good - that was not my objective. And of course, getting other relevant opinions on a topic - such as Mr. Schimmels - are important and a sign of (the JFP's typical) good journalism. But the rationale that "maybe this is just someone being 'too opportunistic' (and by implication taking advantage of someone)" qualifies as an opposing view worthy of inclusion in the story is just a mystery to me. It puts uninformed speculation (on top of a misplaced concept of the capitalism we need in Jackson IMHO) at the same level as the other news in the story. I'm happy with the news, the developments, the risk-taking and vision of the people involved - all signs of progress! Just not happy with one aspect of the article!

Author

Leland Jr

Date

2010-08-13T15:13:50-06:00

ID

159327

Comment

I agree, Leland. In relation to the city, you almost can't be opportunistic enough. Von Anderson pointed out a possible conflict of interest. I'm not sure that's the case here. David is a somewhat regular here and since he has presented himself with good character, I'll give him the benefit. I will say this much: this is the most exciting thing that's ever happened for Metrocenter. When all of this comes to fruition, it can at least help stem the tide of revenue leaving this city for Ridgeland and Flowood and also be the jump-start for revitalizing the U.S. 80 corridor and even south Jackson as a whole.

Author

golden eagle

Date

2010-08-13T15:39:33-06:00

ID

159328

Comment

But the rationale that "maybe this is just someone being 'too opportunistic' (and by implication taking advantage of someone)" qualifies as an opposing view worthy of inclusion in the story is just a mystery to me. The funny part, Leland, is that is how most media operate: they look for any opposing viewpoint for a story to appear "balanced." That's not what's at play here. Von is not the only person who has expressed that view, and those people would have the argument that a concern that seems legitimate is being left out if we don't include it. But it's not like it got half the story. Adam did the right thing.

Author

DonnaLadd

Date

2010-08-13T15:45:51-06:00

ID

159329

Comment

Let's face it as it is blatantly obvious. Watkins either wants, wants to redevelop or wants someone (anyone) to redevelop JPS' property downtown to further his downtown lake dream for which he has nothing near a wink, nod nor an approval from the Corps. If Jacksonians can't see that forest for the trees then our civic ability to discern fact from fiction ceases to exist no matter how hard the JFP efforts to explain the proposal. Turning a downtown property-rich school district, regardless of the current condition of their buildings (which is a PR nit), into effectively a long-term renter is a non-starter in this taxpayer's mind. Maybe Mr. Watkins should relocate his corporate operations to MetroCenter first to show Jackson how it is done. Lead by example. If it is good enough for JPS it should be good enough for Watkins Partners.

Author

GeoRoss

Date

2010-08-13T18:54:16-06:00

ID

159331

Comment

From what I've seen, I like the plan. I don't care if it's too opportunistic. A developer, no matter how good natured, wants to make money. You need to make money somewhere or your a philanthropist and not a developer. JPS feels their current space is inadequate since they have been looking for new space for several months so we need to make sure the numbers are beneficial to JPS. If moving to Metrocenter saves the district money, I think it's a no brainer. To GeoRoss, Watkins has led by example with the projects his worked on. No one wanted to touch the King Edward or Farish Street, and he moved his law practice (and later his development business) into a building that was on the wrong part of downtown at the time. Watkins does lead by example.

Author

maybob95

Date

2010-08-13T21:27:31-06:00

ID

159334

Comment

Changing JPS from a landowner to a renter= progress? Why not do some sort of land swap instead?

Author

Mark Ellis

Date

2010-08-14T08:56:41-06:00

ID

159337

Comment

I like the idea but jps should be well compensated, not only with low rent but with part ownership in the new development going downtown.

Author

NewJackson

Date

2010-08-14T10:40:44-06:00

ID

159338

Comment

Would JPS' current location be considered 16th section land or just where the actual schools are located?

Author

golden eagle

Date

2010-08-14T12:24:14-06:00

ID

159354

Comment

Watkins did in fact propose that JPS could sell or re-develop the downtown property. First, anyone who has been in the downtown JPS offices could see the need - much of the current infrastructure desperately needs renovation, and the use of space is very fractured and problematic. I like the idea of the move & one stop for all of your school services. I liked the idea even better after a certain board member called the area where I shop and live a "slum". It's those types of attitudes that prevent the city from realizing its full potential. Anyway, you can't blame Watkins for being a "developer". I understand Von's comment, but I'm not that suspicious of Watkins' motives because of his track record of moving projects that are not only "opportunistic" for him as a developer, but are also beneficial to Jackson. I would do the same thing if I had his resources...

Author

lanier77

Date

2010-08-17T09:25:34-06:00

ID

159356

Comment

Here are some of my random thoughts: 1. No matter how hard I try, I can't please everybody. The superintendent asked us to submit this proposal; it was not unsolicited. We've been trying, like others, to help him find alternatives to the current facility problem for nearly a year. 2. it seems that very few people stating concerns have the correct information; I take responsibility for not doing a better job of communicating the facts and will try to do better. 3. the riverwalk is not a part of this project; they're no way related. Moreover, I don't own the Riverwalk/Town Lake project. It is a significant public works project, and I am a volunteer activist working for it because it will be good - no, make that great - for the city and the entire state. Oh, Von, it does not traverse the current JPS property on state street. If the conflict of interest is my passion for rebuilding Jackson, then I admit guilt. 4. the proposed transaction is a lease-PURCHASE agreement, giving the district the option of purchasing the property at various intervals; the transaction is no different in substance than the district having a bond issue to pay for school buildings. Since the district doesn't have excess cash lying around, it buys its buildings through mortgages or lease-purchases, just like most businesses do. NOTE: we offered to sell the property outright (which is what most developers would want, of course) but the district says it doesn't have the capital funds at this time. 5. the proposed transaction gives JPS a significantly below market opportunity; the $5/ft lease charge covers insurance, taxes, maintenance, security, debt service, etc. At the end of the term, JPS can own the building for a fraction of its value. 6. current JPS administrative facilities are dilapidated; 7. current JPS administrative facilities are not centrally located in the district (Metrocenter actually is!) 8. the JPS administrative facilities, in their current condition, are not the highest and best use of the downtown property; 9. Metrocenter is NOT a slum; and it should not be considered "undersirable"; that is simply not fact. Anybody who has been inside of the Mall lately would attest to that fact. 10. the proposal makes good business sense for the district; it's a good deal, in dollars and cents and will ultimately generate millions in new tax revenues. 11. the board should be ENCOURAGED to consider the economic, jobs and tax impact of all of its business decisions; keeping the administrative facilities where they are will COST the district money; moving to Metrocenter will SAVE money and will allow the resale of 10 acres of land that can go on the tax rolls for the first time. Giving thought and consideration to this proposal in no way detracts from the mission of the board to educate the children of JPS. 12. and yes, of course, the move will have a positive economic impact on West Jackson. 13. lastly, I guess "no good deed goes unpunished." We are DONATING $800,000 towards construction of the arts plaza/theater. We plan to be partners and benefactors of the district, and not just your average landlord. It is clear that this board is going to consider this proposal carefully; that is their duty and that's what we all want them to do. I have had a long history with this city and with JPS. I plan to live here and hope my grandchildren will chose this as their home. While I certainly have profit motives, I think those close to me realize that this proposal is about much more than profits to me, my company and my family. It's about what's best for our community and our future. David Watkins CEO, Watkins Development, LLC

Author

Pops

Date

2010-08-17T10:13:52-06:00

ID

159357

Comment

Thanks, David. This is great. I know most people really appreciate the fact that you will take time to clarify and answer questions. Sets you apart. And agreed on Metrocenter. It is not a slum, and I hate that kind of bigotry. Todd and I were there earlier in the month, and often choose it as a place to shop when we need a mall. I encourage others to do the same, and be part of the solution instead of the problem. Oh, and it sounds like in my post above, I should have said "David's Riverwalk DREAM." ;-)

Author

DonnaLadd

Date

2010-08-17T10:31:15-06:00

ID

159359

Comment

I'm sorry y'all - but as a Jacksonian I am being honest- I just do not like to see shopping centers merged with government facilities. Ladd I know Mr. Watkins has best intentions, but this is something I am totally uncomfortable with. Like the Jackson Medical Mall - what's the focus, will it be shopping or will it be a medical center? There is no clear cut direction? I think giving JPS a floor to an anchor store is too ricky of move. Metro Center is needed, because once we start picking back up on convention numbers and other attractions, you need a shopping outlet that size for the metro area. I like the passion, but my gut feeling tells me that if JPS puts a central office in that mall, that will become a deterant for retail brands putting new stores in that mall, especially with all the mom pop businesses owned by foreign entities.

Author

Duan C.

Date

2010-08-17T11:45:07-06:00

ID

159360

Comment

"I OBJECT!" I don't want anymore people in my mall. I ENJOY the relative calm of Metrocenter compared to the crazy that is Dogwood or Northpark (Good Lord, I can't even go in that place anymore without having a panic attack!) Also, I work two minutes away and Metro is WAY more convenient to me than the other two. I buy all my panties at Metrocenter. Well, that sounded wrong. Let me try again. I purchase undergarments from the Victoria's Secret in Metrocenter because when their bi-annual huge sale goes on, they actually have a full stock of sizes to choose from that isn't picked over!! This also goes for Bath and Body Works and their semi-annual sale. (but SHHHH, don't tell anyone that!) And people have YET to discover the cheap-but totally cool-furniture they have at Burlington Coat Factory. Four dining room chairs for a hundred dollars (ON LAYAWAY...I did it JUST because they had it.) When I told The Man I put some furniture on layaway and he asked why I had to tell him it was mainly for the flashback memories I have of my mom going to pay on my Christmas presents at K-Mart WAY WAY back in "da day". But, I GUESS I'd be willing to give that all up for some better food options around here. There really is NOWHERE to eat around my work. And just to wrap up back on topic...I'd be in favor of JPS administrative offices moving ANYWHERE. "Dilapidated" is a NICE word to describe the state of their current pupil placement office. And when you are a social worker in there at least forty million times a year...you notice. You especially notice in the rush to register students the week before school when there is a line forty people deep out the door and the air conditioning is broken. STANK. HOT STANK. And that's just me.

Author

Lori G

Date

2010-08-17T11:46:32-06:00

ID

159362

Comment

Classic Lori! Nice to see you back here!

Author

golden eagle

Date

2010-08-17T12:01:48-06:00

ID

159366

Comment

Lori's back! Quote o' the Day: "I buy all my panties at Metrocenter."

Author

DonnaLadd

Date

2010-08-17T12:26:56-06:00

ID

159367

Comment

Lori, my mama and I used to buy all our clothes on layaway. Those memories are sweeter than they might seem. Thanks for bringing them back. ;-) I miss Miss Katie.

Author

DonnaLadd

Date

2010-08-17T12:27:59-06:00

ID

159369

Comment

golden eagle-Well, you know, I try. :) But to be completely serious, I would be really excited to see some development of Metrocenter. It might interrupt the relative calm of my shopping endeavors there (minus getting attacked walking by the LOTION PEOPLE-YOU KNOW "The Lotion People") but I think it could do nothing but great things for this entire area. And contrary to what most people believe about south Jackson, its not a "war zone". My regular hood is around McDowell and Robinson. I get more nervous driving into Madison.

Author

Lori G

Date

2010-08-17T12:50:10-06:00

ID

159370

Comment

*Maybe I shouldn't put "my panties" and "HOT STANK" in the same posting next time, though. Just a thought.

Author

Lori G

Date

2010-08-17T12:52:26-06:00

ID

159380

Comment

Kudos to Mr. Watkins for posting more info....I supported the idea initially & even more so now.... I hope the Board will roll up their sleeves, not drag their feet and commit some serious R&D time to explore this concept, and in the end hopefully move to the Metrocenter. Why isn't the idea of retail and public service not a good idea? It's a great marriage between the two who can be neighbors under the same roof. There are probably hundreds of examples of this type of scenario in other cities. And duh, if I operated a store in the Metro, I would be for any proposal that moved more traffic into the mall.

Author

lanier77

Date

2010-08-17T15:13:06-06:00

ID

159384

Comment

@ lanier77 I have worked in retail pretty musch most of my life, company's such as Shoe Department, The Gap, Merry-G-Round, DJ's, Footlocker, Inc., Ruby Tuesday's, etc, etc, I did retail and restuarant chains between the age of 16 and 30. From Clerk to store manager. I understand what they want and what they expect the outlook of the traffic to be. I have worked in Woodfield Mall in Schaumburg, Illinois all the way to North Park Mall in Ridgeland. Now I feel everyones passion for this and I really hate to be the pessimists on this one, but I have to be honest. I just think it changes the focus on the facility/mall - it would benefit JPS greatly and the employee's. Actually lanier77, for a mall of that size it is really not a great marriage, it would be more a lopsided marriage. You have JPS moving in, along with numerous athletic shoe stores, Burlington Coat Factory, then Sears, numerous forign owned mom and pop operations - with the old Dillards and Belks stores standing empty and in all honesty anchor stores are what make your shopping malls. Moving in something like JPS central office into that mall would be a deterrant to major national brand stores, that would consider placing a store in there. I am going to give this recommendation to Mr. Watkins again and I will say it to all of you. Considering the success Burlington has had so far, some of you need to see Gurnee Mills in Waukegan, Illinois - that's the direction the Metro Center should definately go in - outlet specialty mall. Putting a government facility in the Metro says that the mall is dead? The Metro is not dead, it just needs to adjust and adapt, change its focus. It needs a mall management team, along with partnering up with the MDA and the Jackson Visitors Bureau - a team that will be aggressive and maximize its potential. With all that said, I mean that from a retail standpoint and not a mix-use standpoint. Once again, I will give an "A+" for effort - but let's consider some other avenues before this project really goes down? Pretty please, I'm begging y'all?

Author

Duan C.

Date

2010-08-18T08:01:11-06:00

ID

159420

Comment

Duan C. Thanks for your comment and your perspective. I certainly respect your experience and your stated opinions. No disrespect intended, but I just disagree with you. However, please understand that my disagreement is based upon the opinions and advice given to me by a virtual army of consultants and experts in the field. After careful study and consideration, and substantial financial investment, I agree with them. I wish that I had time and space here to detail the entire development plan that we have for the Metrocenter complex. If you haven't reviewed the plan (my Facebook page) then I recommend you do so. The strategy for the redevelopment of the entire complex is to convert it to a mixed use development, with a primary focus on retail. We have spent a great deal of time, money and other resources seeking a forward-thinking design that makes the NEW Metro plan a game changer that will become a viable economic generator for Jackson for the next decade and beyond. We have devised what we and our experts believe is an optimum mix of retail, commercial, residential, entertainment, hospitality and, yes, office space. Our consultants have advised us that the mixed-use development plan is the redevelopment model of choice for the future and may be the ONLY way to save Metrocenter. The JPS office option we have chosen is uniquely suited for the overall development. This is not a haphazard, random or desparate move on our part. This move has been painstakingly designed to provide a careful balance among all of the planned new uses of the mall that will be mutually beneficial to JPS and the mall. The office space for JPS is less than 10% of the mall. As you say, it would be a real benefit for JPS to have such ideal space and location. More importantly, though, is the unique benefit that the mix of the JPS office space would provide for the mall. Contrary to your opinion that it would deter other national brands from coming, our experts suggest just the opposite. They believe that the limited deployment of special use office space that has high interaction with the public is, in fact, a significant inducement for additional high-end retail. Not only will there be increased traffic volume resulting from the JPS relocation, it is exactly the kind of traffic that retailers desire: well-paid professionals, parents with school age children, traveling sales staff, visiting professionals, and, well, kids with money. The lagniappe is that the Arts Plaza/Theater Complex will bring many thousands of new visitors (typically students, parents and grandparents) to the mall on weekends, year round, to see concerts, plays, art exhibitions, etc. . . even more shoppers and more visibility for the mall. Instead of deterring retailers, particularly at this critical era of competition for shoppers, the infusion of this new traffic is a significant attraction. We already have negotiations underway with several national name-brand retailers that could dramatically change the complexion of the retail mix at the mall. We believe Dillards can have quality national brand retail within 12 months. The addition of the JPS complex is seen as an inducement for those retailers, not a deterrent. No, the mall is not dead; not yet. But, if we don’t do something to jumpstart the redevelopment soon, then its future is clearly in jeopardy. I am NOT saying that my plan guarantees success. However, there is no other plan and, without a plan, the mall will soon fail, without doubt. I appreciate your comments and respect your opinion. If you've got a better idea (or you want to buy me out and change directions!) I'm all ears. Seriously. If you'd like to discuss this further, please feel free to give me a call. David Watkins CEO, Watkins Development, LLC 601-326-7610 p.s. Thanks for the "A+" and we DID consider about a dozen other "avenues" before we came up with this one.

Author

Pops

Date

2010-08-19T00:43:19-06:00

ID

159422

Comment

Hey Mr. Watkins, No offense what-so-ever, I'm just grateful you took the time out to even read my post, to take it to another level - you actually understood my post? For some odd reason, people can't follow me sometime? Go figure? But anywho, I know your probably 99.9% right in regards to your reaserch and your consultant team. I'm just going off my instincts or my gut, plus this is your career - as with me, I'm just voicing an opinion. But I trust you anyway, because you have the community's best interest at heart. As far as buying you out, unless I hit the powerball - you don't have a thing to worry about! lol!!!! But I humble and grateful for you taking the time to address my concerns. Thanks again P.S. anytime you need an extra consultant, I am always up for hire, let me know when you need a resume?

Author

Duan C.

Date

2010-08-19T07:57:12-06:00

ID

159425

Comment

So, let me be clear....if I want to register my kid for school or transfer them to another district perhaps, I'd have to go to a shopping mall to do that, right? Hmmmm, so that would mean that people who would usually not venture into the mall would have to....and possibly spend some money there too, right? Maybe pick up necessary documentation AND school uniforms at one time, one trip...

Author

Queen601

Date

2010-08-19T09:57:42-06:00

ID

159426

Comment

I'm going to come out in support of this project, also. I can see the idea of an outlet mall, but when I look at our economy and the misguided idea that consumer spending is going to drive our economy anywhere, I think the time is right for new ways of organizing commercial spaces. I think the combination of services and retail is a proven model locally with the medical mall, and I think this new idea will work.

Author

Izzy

Date

2010-08-19T11:46:47-06:00

ID

159444

Comment

I support this project too. This could lead to a major revitalization of West Jackson, one that is badly needed.

Author

golden eagle

Date

2010-08-19T20:24:06-06:00