mzweig
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Posts posted by mzweig
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Fayetteville city government is a mess. Because of our weak mayor and a city council that is obsessed with creating scooter insurance laws/mailbox parking laws/pushing their own social agenda as opposed to actually creating an environment for growth in our city, more and more investment and potential investment is heading north. Being "development friendly" is perceived as a bad thing by those who are currently controlling our local government. I'm afraid that they are all so disconnected and unfamiliar with what it means to take huge risks and make investments in real estate (and improving it) that they just don't mind running everyone off. We will be left with more empty storefronts and a declining tax base if we cannot get some more pragmatic, business-oriented people in our local government. You can only push these distracting genda items so far while at the same time ignoring business before the consequences will be felt.
The barriers to redeveloping North College have got to be eliminated. The vertical height restrictions are diametrically opposed to low impact development and sustainability. We need a plan to actively attract the type of businesses that we need here. We need more high quality office space. We need to plant trees and bury power lines. We need to enforce our property maintenance standards. We just need some common sense badly. I am hoping to see a major change in city government come the next election and hope some intelligent, moderate, and reasonable leaders emerge here who can see the big picture.
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I prefer Kum and Go, in spite of their wacky name! M
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Correct. They are purchasing the building and adding several grills. That's an awful lot of Sushi/Hibachi/Teppan restaurants fighting for business.
I once heard that hibachi steakhouses are the single most profitable type of restaurant you can have. There's little menu variety, everyone gets the same salad, soup, and sides, and the cook is the primary server. Ticket prices are high, and people don't tend to linger at the tables when they are eating wih strangers.....
Could explain why so many of them!
M
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Here are 2 photos of the Grove apartment complex being built on the old sale barn site. These are one of the student housing projects springing up around town. They are a little bigger than I realized they would be- when you first see them while driving down Government Av. it is a bit overwhelming. They are nice enough for their prupose, though, and will fulfill a demand for off campus housing. I've been trying to figure out whether that light pole with the solar panel is something they are going to use around the complex or just temporary. Seems like a good idea although i'm not sure how practical it would be.
I have to say while I'm tickled to see something built down here the architecture is pretty bad. I don't know how people come up with such strange combinations of colors and materials as done on these buildings!
M
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Great to hear and have to agree with you, he does a great job and these should be a very nice addition to that area.
Gee, thanks, Guys. I started a new topic on this project where i can share more info on it. I am really excited about what we'll be doing up there!
M
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One of the buildings that would be taken on the Spring/West block would be the former home of the NWA Business Journal. This is the Victorian style former home built in 1924 at the corner of Spring and School. Demolishing a building like this when there are far better alternatives will lead to more opposition to paid parking imrpovements and any goals that the WAC has. Using the Grub's site, while not an attractive proposal, is better than taking the entire Spring/West block. At least the Grub's building is already city owned. Using parking improvement money to buy land when we already have enough property is misguided..
Agreed. That is just ridiculous!
Mark
I can't believe they are talking about taking the rest of the Spring/West block for the parking deck. There are three exisiting areas used for surface parking and the large main WAC lot that can be used to accomodate a larger deck or for construction staging. The rest of the Spring/West block has some great old buildings on it that need to be preserved.If a larger deck is needed then build vertically to add more spaces- don't destroy the rest of that block. If construction staging is the concern then tell the contractor to be inovative in their processes. It is possible- much larger buildings are built in smaller spaces often.I am all for progress and was against the creation of the historic district a few years ago for that reason but needlesslly taking down functional buildings when there are alternatives is a mistake
I agree wi you on all counts. Really dumb. We have huge vacant lots now. Build on those. This is really stupid. Bad planning. No leadership in the City.
Mark
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Yeah something like this will always be tricky. Some businesses will adamantly claim the paid parking severely hurt their business and caused some of them to leave Dickson St. But as a whole I'm not sure it was anywhere as bad as many fear or claim. To me it seems rather like the smoking issue. If you had a restaurant or business already in trouble then maybe paid parking was the one last final straw. But over all I think most of the healthy restaurants and businesses are handling it alright. In some ways it might help in the long run. Pushing some businesses out to other areas that had been struggling. And also allowing other businesses to eventually give Dickson St a shot. While we're on this subject, the city has recently put up quite a few fences around the paid parking areas. Apparently there were quite a few people at night who were 'jumping the curbs' to get out of paying. But as you said in some ways it's hard to get a good total picture. Changes in the over all economy certainly played a role as well.
Studies have been done before on this topic. The U.S. Trust for Historic Preservation used to have something called "The Main Street USA" program. I bought the book for a town I lived in once and it was all about how to revitalize your downtown. It states right in the book that when business is bad the business owners will immediately claim lack of parking or paid parking is the problem and rarely is that the problem. Businesses have to have something that people want to buy! Seems so fundamental. If they want it, they will do anything to get it. Is there free parking in NYC or Boston? Heck no, and yet there are some very successful small businesses in those places. I have no problem with the paid parking--I'm more likely to find a spot. What I don't care for is the slow-assed machines that take five minutes of standing in the sun to process my credit card. It is like they are dialing up on a 15 year-old modem or something to relay the CC info. Slow! Not convenient. Other than that, the paid parking almost assures me of always finding a spot.
M
Has anyone heard about a Bruce Lee museum coming to Fayetteville? I had heard one mention of it a few months back but had not heard anything since. Then I just read a small article in the NWA Business Journal than mentions a Asian themed museum, small movie theater, and display area.
Here is the article: http://www.arkansasb...28.140122&cID=h
Maybe the "Reptile Museum" could co-locate with these people. Better yet, get the Tarot lady from College to put in a spot there, too. Then we could have a weird troicha of local attractions that might be worth visiting when one has an hour to kill!
M
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I know Trenton is that street that goes between N. College and Wilson Park but I can't think of which building you are talking about- is it the building right there by Wilson Park on the SE corner? East Plaza seems to be caught up in the same sad circumstances that many others have found themselves in- a very nice property that they can't get what it should be worth.
Good to see you are still keeping up with UP, Mark.
I rely on you all for the inside scoop on what's going on! The building is on North side of Trenton between College and the Park. It is about 13-14k sq feet in total. Designed by same architect who designed old library (Fulbright Building)--Warren Seagraves-- just not as neat!
One problem with East Plaza--lots and lots of wasted space. Common areas are so large it kills your lease rate. Also, no parking. I have needs for a lot of spaces. Employees don't like having to pay to park.
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From what I've heard although this third floor isn't part of the deal it's also open for possible bids. Some have mentioned how old the current building uses as a possible reason why the city should consider moving offices. But it also sounds like the city would have to spend money to make the new space totally ready to be used by city offices. It might be more of a question of is the city going to have to seriously consider moving in the near future. What would be cheaper renovating the current older building or picking up and moving? I know the City Administration Bldg is quite a bit older. But to be honest I'm really not sure in what type of shape it's in. Are there some potential issues in the near future for the City Administration Bldg, or is the owner of One East Center just trying to make his space sound more appealing to the city and trying to get a deal done?
I tried leasing about 6000 square feet on the main floor for one of my businesses--ZweigWhite (where the vault is) about two months ago and struck out. The owners weren't able to be close to competitive for office space in this market.
We have instead leased a big chunk of the old FDC building on Trenton near Wilson Park from Tim Cooper. We will be getting new parking lots, improved landscaping, a new entrance, and a number of windows cut through the brick in the back of the building, as well as some interior mods to meet our needs.
Mark
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Just an FYI, I have heard that they are considering converting the shell space above Orange Mango into office suites. Might get a good deal there, as the Underwood Plaza project is pushing for new tenants.
Thanks, good to know. We have a current lease over here at Three Sisters and I am trying to roll that into a bigger space but this building owner doesn't seem that concerned that their entire office space on second floor is vacant...soo...maybe we do need to look at other options. We need it fast, though. I really want to stay here. So convenient!
M
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Yes, that is great news! More good jobs and occupied space downtown is a double dose of good news. Congratuations. I probably knew at one time but what does ZweigWhite do exactly?
ZweigWhite is a management consulting, research, publishing and training firm that serves the architecture, engineering, and environmental consulting "industry" (if you can call it that). We also have a new investment banking division that not only does traditional M&A services but also helps provide financing. The company was twice named to the Inc. 500 List of fastest-growing private companies in the U.S. and we hope to get back on that list once again!
M
Sounds like the city may make more changes to the Block Ave plans. I can understand getting rid of some of the parallel to allow more space for emergency vehicles. But now it sounds like the parking on the remaining two thirds of the project might have regular pull in parking. This just seems like it's going to end up a big mess. Having both back in and pull in parking mixed on the same stretch of street? I think the city just needs to stick with one or the other. Honestly I just think this whole back in parking issue is being blown way out of proportion. Yeah it's different, but not sure why so many people seemed scared of the idea. Bit if the city is going to have regular pull in parking for the rest of the street seems like they might as well changed the one section of street done to match.
Any changes in the plans are probably a result of someone complaining. Sometimes it seems like we respond to the last person who complains about something which is too bad in my opinion!
M
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Just an FYI--hope this is appropriate to post here. I have rejoined my old Boston-based firm, ZweigWhite, as CEO this week. We are going to relocate our headquarters to downtown Fayetteville (will still have a Boston office as well as others in DC and Durham, NC). I already opened a small office in Three Sisters on July 1 but now need more space. Trying to lease the old Rockfish space on second floor of Three Sisters so we can have more room to hire folks. We already have four people here but by making this the headquarters we will eventually bring about 15-20 new higher paying jobs to Fayetteville.
No change for me in terms of my university teaching gig or my redevelopment company, Mark Zweig, Inc., other than MZ, Inc. will likely rent space in Three Sisters also so I can manage it at same time.
Mark
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Here's a pic of the Block Avenue project. I tried the back in parking- it is very arkward to do plus there was a moped directly behind me and it had to swerve around in order for me to backup. It also feels weird driving over on the left side of the street. It will take some getting used to and I would be surprised if this type parking catches on in Fayettevile- I could see people avoiding that area just because of the parking.
It's wacky. I figured they were planning on changing the direction traffic flows on this street--oops! Who comes up with this stuff?
Mark
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That bike shop near Noodles is being opened by one of my former students, Chris Brosh, son of Patrick who owns the Romance Diamond Company on Dickson. You are correct--this will be his second store. Chris is a good entrepreneur and will be successful!
Mark
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I like paid parking. It assures me I can always find a space when I need it because some people won't pay it. That may sound weird but without paid parking I probably would not find parking many times.
Mark
While paid parking on Dickson seems like it's pretty much a done deal. It's not the same for the downtown area. Sounds like there's been a lot of public outcry over the idea. So I get the feeling the city might change some of the details or perhaps even totally scrap the idea. Personally I don't have a problem with it. But I also wouldn't want to hurt or run off downtown businesses. Dickson St I don't think will be affected too much.
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Yes that's very discouraging to hear. I wonder if this is some sort of move by Jordan to move Fayetteville from the City Plan 2025 or if Zant was just some random pick. Maybe a friend, Jordan has picked a number of his friends for positions in the city.
Jordan's entire criteria seems to be friendship. He seems to have no ideology or plan whatsoever. I knew his election would be a setback for the city and that's why I was doing TV commercials for Coody.
M
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The Jordan administration has listed it's accomplishments for the year. Except for giving his buddy at the Chamber of Commerce a lot of money I can't see that they have done anything except talk a lot and preside over a huge drop in city revenue. Anything positive that has been done has been because of the preceding administration- Jordan just grudingly let the projects proceed. The idea of a parking deck in the Dickson Street area and keeping the WAC expansion in town have been for the most part let go. Besides some fire department employees being fired for ressons unknown and a lawsuit coming because of it I can't see much accomplished. A fiasco at the animal shelter did occur on Jordan's watch- someone wasn't paying attention to what was going on. Let's see...what other accomplishments have came by?
Was one of the accomplishments listed that he has "friended" everyone on Facebook who lives in Fayetteville? Because he has......
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Here's a view of Underwood Plaza with Old Main in the background- if I can get it to post right.
We had a Fay Jones School of Architecture Dean's Circle dinner up there last Friday night in a top floor condo. Beautiful views. It's a really nice building.
Mark
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I can't see them building a complex at this time- like you say there are many new apartments and lots of vacancies right now. It might be years before they would actually build but without the rezoning they can't buy the land or even make plans.
Your point about not needing the complex may have been a factor in the rezoning denial- if some council members took that into consideration it would be another reason that the denial was unlawful. It falls under the same reasoning as the council shouldn't have voted as to who they wanted to have the land- the veterans groups (who don't have the money to buy it) or the developer.
Yep--you are absolutely right about that. Not within their purview.
M
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The landowner may have a case- the city attorney himself said that if the "council's action was arbitrary, capricious or unreasonable" the court could step in. Considering that the city's professional staff approved the downzoning and the Planning Commission approved it 6-1 it certainly seems unreasonable for the council to deny it. The denial was unsupported (arbitrary) by the facts - the new zoning was not incompatible with that area. There is already multi-family just a couple of blocks away and the site is in fact a buffer area between the commercial and industrial uses to the north and east and the cemetery to the south and west. There are two street outlets to major thoroughfares from the site so the traffic reason is also unsupported. The council acted without adequate motive and seemingly on a whim in denying the rezoning.
Of course the city attorney is going to say it was legal- every lawyer is going to say their client is in the right- that's their job.
It seems to me the City Council should, in general, respect the recommendations of the Planning Dept. and the Planning Commission. I think they may meddle a little too much sometimes, bowing to those who complain the loudest. That said, I don't know we need another large apartment complex in this town--it seems like so many are coming on line. But it ought to be up to the developers to take that risk. Those are my thoughts, at least!
Mark
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I don't have a dog in this hunt as far as property in this area, so what I think doesn't mean a thing.
That being said... the Hill place apts. is really a burden on the area around it, noise, traffic, late night parties etc.. It is possible that the council members that voted to not rezone were looking at that.
If the property were to become a high rise condo complex with lower floor mixed use it probably would have gone the other way.
Hill place is new and already leaving a bad taste in some peoples' mouth. It will be hard to sell student complexes to the council.
I don't think high rise condos would be too popular, either. Look at how our expensive condo projects have fared--very poorly!
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It seems to me that some of the most vocal people in this city as far as preserving the feel of Dickson Street may have not been around long enough to remember the area prior to the WAC.
I'm all for quality development and redevelopment, but I really don't consider much of Dickson to be historic. At least not in the way the Square is. And even then, the Square is a mix of old and new.
I think a better approach would be to regulate facade materials, MAYBE building heights, and just be strict about maintaining (and improving on) the character of the area in a general sense. Hog Haus, for example, at the time it was redeveloped, was sorely needed. Today, I'd hope that the kind of stucco facade that it has might be discouraged.
I feel like the historic designation is just another backdoor way of trying to keep everything in Fayetteville the way it is forever.
I do agree that the historic designation is just another attempt to keep F-Ville just like it is. Can't happen! Change is inevitable. We need good change, done smart, with taste, and sensitivity to maintaining character. Dickson will change and evolve. If it doesn't, it will become obsolete in the future.
M
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Let me give you an example of how a historic district commission, with design review, could cause problems for people like me (someone who completely rebuilds residential structures, some of which are in the historic district.) I recently had someone who is very active here locally with historic preservation tell me that she "did not approve of what I do." When I asked for more details, she told me that I am destroying the "historic structures" in Fayetteville. It's a pretty outrageous and ridiculous assertion, because anyone who knows me and knows what I do is aware of the fact that I go to great lengths to do things right, i.e., only use natural materials, bring back proper window heights and sizes, keep roof ieghts and street profiles, am very sensitive to window details, and in general, try really hard to put houses bacck to what they once were in terms of materials and construction methods vs. make them look like modern characatures of something real. She told me once house I rebuilt, in particular, should have been preserved as it was. Never mind the fact that the owners I bought it from were considering tearing it down, that it had been in a fire, that it was a fire hazzard, that it was vacant and had a squatter, that it had white vinyl siding and windows replaced with smaller onces AFTER it was deemed a "contributing structure," etc. The facct that I put cedar shingles on the outside of it (it had them when built) and painted the trim olive green (the color we found it was early on) and added onto it (it was built as a two-room shack and had already been added onto at least three times) made no difference to her. I should have "preserved it." What am I to preserve? The vinyl put on in the 90s? The mill-finish aluminum windows? The window AC units cut through the exterior walls? The burned out framing on the back porch? The crumbling foundation? The unvented gas wall heaters?? This is the kind of absurdity that pervades these commissions. I rebuilt the house in a completely historic fashion with real materials. It went from an eyesore and fire hazzard to something that set a price record when sold and will be featured in Country Home Magazine this Spring/Summer. Yet this person--from an old Fayetteville family--"does not approve" of what I do!
This is why I think fears about historic districts and commissions are justified in some cases....
Mark
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Fayetteville's Historic District Commission is moving forward with plans to create a historic district along Dickson Street between St Charles Avenue and Arkansas Avenue. The aim to to protect the buildings along the street because over time they could be lost. The district would require property owners to follow it's guidelines and receive approval before they could modify their buildings. The district is now approaching the owners for their input and the ordinance could reach the Planning Commison and City Council within 6 months.
I know if I were one the 30-40 property owners along Dickson Steet affected by this I would be very concerned about how much control I was giving over my private property to the Historic District Commission. It seems that if a owner wanted renovate their building in a way that the commission didn't approve of there would be little recourse available to them. I wonder if buildings like the Lofts at Underwood Plaza (built on the site of a closed auto repair shop and closed night club and will generate huge amounts of property tax revenue)) and Bordino's (built on the site of a closed drive-in restuarant and another tax revenue generator) would have been possible under this district. The Walton Arts Center might not have been possible. What will happen with buildings like the former Pettus Law Firm- will it have to be preserved as is instead of a project using that whole lot? What happens when a building deteriorates to the point of condemnation- will the owner have no choice but to renovate it instead of redeveloping the lot as a whole?
I think you have asked some important questions here and your fears about this are valid. I dunno what the process is for creating this district but I served on a historic commission in Natick, Massachusetts, and yes--we pretty much stopped everything from happening and even dictated the color you could paint your building....
The question is always what era are you trying to preserve?
Fayetteville, Arkansas
in Northwest Arkansas
Posted · Edited by mzweig
typos
The problem with modern here is threefold. First, it is done poorly. Random materials used for no reason, poor detailing of the buildings in terms of roofs and water, and a lot more. I like modern but think it is done poorly here. Second, it appeals to a younger age group. 50 year olds in this part of the country don't like it. Third, the 50 year olds have the money. Modern does not sell for the same price per square foot as more traditional design.
All said, though, I would love to do GOOD modern residential here. I wish Summit Place had been designed for multi-family row housing down low and I had done the buildings as rentals in a West Coast modern style. The hillside would have been ideal for that. Also--mid-century modern really seems to be taking hold. I have done a couple of those houses and love it. Would like to build new ones. They appeal to a middle-aged group and are also not expensive to build, tho do require larger lots because they need to be ranches with big roof overhangs.