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Development of Wilson Springs Business Park Plans begin for a new park to be named "Commerce Park of Northwest Arkansas". The proposed development plan calls for the Llama Company to acquire 1,000 acres of land along U.S. 71 in the northwest corner of the city - including the 289 acres now part of "Wilson Springs Business Park". Project is intended to accommodate industrial, commercial and research enterprises. Infrastructure improvements are to be paid with City funds, Federal funds and State funds. (Commerce Park Proposal) Early 1990 City purchases property in the south industrial park from the Fayetteville Development Corporation, a group of former Chamber of Commerce board chairmen. Total price tag: $2.2 million to be paid over four years. Some refer to this as a "bailout" for the FDC and local banks (NAT 3/3/90). Current status: "Of the 41 total lots, 16 are held by the city (61% absorption). This project [Industrial Park South] has been available to the market for almost three decades. I-1 & I-2 zoning. The city's adjacent development - Industrial Park West has fared similarly with a present absorption rate of 36% (final plat filed 07/87)." (June 21, 2002 appraisal report for I-540 Business and Technology Park) February 14, 1990 Richard Shewmaker, Economic Development Coordinator, writes to the Fayetteville City Board of Directors encouraging the development of a second industrial park. He indicates that the proposed park will offer a choice of location to industrial prospects and provide certain attributes (visibility, major highway access and covenants) not available in the existing (South) industrial park. (Departmental correspondence) February 26, 1990 CTA Inc., a hot tub manufacturing company, brings a large scale development plan before the Fayetteville Planning Commission. The location of the project is a 5-acre site in the proposed industrial park. According to the minutes, "Richard Shewmaker, Economic Development Coordinator, stated that this [application] is rather unusual in that normally the rezoning process would be done before the large scale development plan". Jim Bob Wheeler, a property owner near the proposed site, tells the planning commission "the north end of the [industrial park] property is extremely boggy so there would need to be [a] tremendous amount of money spent to make that part of the land useable." Bob Waldren, Mr. Wheeler's neighbor, indicated that the "[industrial park] land there is boggy, so there are flooding problems. Item tabled until the special meeting 3/7. (Commission minutes, NAT 7/13/90) March 3, 1990 Article by Phyllis Rice appears in the Northwest Arkansas Times. Excerpt: "[Econ. Development Coordinator] Shewmaker says land sales in the new [industrial] park, if it is developed, will provide revenues to help pay for the land in the existing [south industrial] park, thus cutting down on the need for public funds." March 7, 1990 Special meeting of the Fayetteville Planning Commission. Public hearing for rezoning R 90-7 submitted by the City of Fayetteville for proposed new industrial park. Planning Director Merrell "stated that the property is traversed by Clabber Creek, but it is not in the floodplain." Econ. Development Coordinator Richard Shewmaker "advised that the proposed property is not in the floodplain. He further indicated "[t]here have been five core drillings made, and the engineers are saying there is nothing to be concerned about." Harley Brigham of Fox Hunter Road stated he "was concerned about the flooding problem in the area of the proposed new industrial park". Bob Waldren, a resident living near the site, "commented that there is a flooding problem on the land, and he is opposed to this rezoning." Jim Simon, another resident who lived near the site "stated that the subject property isn't fit for an industrial park because it is swampy." Ed Fedoskey, who lived north of the proposed rezoning, mentioned "that there are flooding problems, and he is opposed to it [the rezoning]." The zoning request was not approved. March 20, 1990 City of Fayetteville Board of Directors acts on a rezoning appeal filed by the City of Fayetteville challenging the City of Fayetteville Planning Commission's denial of an application to rezone. The B.O.D. overturns the Planning Commission decision and passes ordinance 3473 to rezone from A-1 to I-1 290 acres west of 71 By-Pass and North of Mt. Comfort Road. The land belongs to 5 different owners. Jim Lindsey is the realtor involved with the sale of property. Arguments presented in favor of the proposed park were: need for jobs and broadening the tax base - especially for the schools, visibility of location, better access to transportation and closeness to the center of economic activity. Shewmaker refers to the likelihood of $1 million of state assistance. The promoters of rezoning make only one mention of water that is recorded in the minutes: Hugh Brewer, Chairman of the Board of Directors of the Chamber of Commerce felt that "the boggy 'gumbo' condition at the proposed site does not present a problem." April-May 1990 Studies of Clabber Creek area by McClelland Engineers. May 16, 1990 Richard Shewmaker, acting for City, and Mayor William V. Martin, signing the application, apply to Corps of Engineers for a permit to reduce the floodplain associated with Clabber Creek, "as much as practicable." The application includes request to discharge 30,000 cubic yards of material in the "overbank areas". June 1990 Corps of Engineers letter to Mayor refers to 7 acres of wetland previously identified and authorizes discharge of fill into Clabber Creek. Grants permit for channelization. June-July 1990 CTA Inc. decides to locate to Siloam Springs and abandons project in proposed industrial/commerce park. July 3, 1990 Contract for engineering services on 36-inch water line, contract split between McGoodwin, Williams & Yates and McClelland. McClelland responsible for part that runs near Clabber Creek. July 11, 1990 Memo from City Manager Scott C. Linebaugh to Fay. Board of Directors. The memo indicates a special board meeting is necessary to consider the "purchase of the parcels of land that have been proposed for several months as a possible site for a new Commerce Park." Linebaugh writes: "We have been informed that the arrangements for the acquisition of this land will be cancelled within a very short time if we do not give notice of our intent to purchase". His memo also reminds the directors that "after months of work we lost the company with which we planned to open the park." July 13, 1990 Special meeting of the Fay. Board of Directors. Board authorizes the purchase of the "North Industrial Park" property for $1,266,610. City buys 5 pieces of land, totaling 289 acres, from 5 landowners: Don G. Mills, Meriam J. Calabria, Gary S. Cuozzo Pension Plan (name given on survey for Professional Land Surveying: Lindsey & Assoc.), Highland Park Inc. (Lindsey and Broyles signatories), Emil H. Sonneman. Selected excerpts from the minutes: "Dr. Don Peterson, a professor at the University of Arkansas, addressed the possible connections between the industrial park and the University's 'Genesis' project." "Director Lancaster asked approximately how many acres were in the parcel and Shewmaker answered there were 288 acres in the parcel, with 7 of those being wetlands, and the floodway to the edge of the channel being 5.9 acres." "Kirk Elsass from Lindsey and Associates addressed Ms. Myer's statement regarding pressure from realtors. He stated that his company was not trying to pressure a decision from anyone but they have been dealing with eleven different owners in regard to selling the properties. With deadlines and closing dates, Elsass stated it was difficult to inform all owners of everything taking place."August 7, 1990 Fayetteville Board of Directors approves 7-0 Ordinance 3497 "waiving competitive bidding requirements" and "awarding a contract to Lindsey Construction Company for $20,000 to perform the channelization of Clabber Creek in the new industrial park." The only other estimate was from McClelland Engineers, for $157,400. September 17, 1991 Fay. Board of Directors approve a contract with the Fay. Chamber of Commerce to provide economic development services for the city. The Chamber is to receive a yearly amount not to exceed $100,000. This contract will remain in effect until 1999 with nearly $800,000 eventually being paid to the Chamber. (Resolution 174-91) July 22, 1993 Fay. Economic Development Council approves protective covenants and standards for the "high tech research and technology park". News coverage does not mention wetland, creek or darter. Development is to include: "laboratories, offices, prototype production or manufacturing facilities or research facilities, testing laboratories related to high technology and support and maintenance shops." The standards approved by the EDC are to be sent to the City Council for approval. (NAT 7/22/93, A9; MN 7/22/93) 1993-1994 Southwestern Bell is accused by the Arkansas Public Service Commission of overcharging its customers. In a settlement with the PSC, Southwestern Bell agrees to invest $231 million in high-tech upgrades (including fiber parks) by December 1996. (Various ADG articles) July 14, 1994 Northwest Arkansas Times (Rusty Garrett) reports: "The Fayetteville Chamber of Commerce economic development department has applied for a contract with Southwestern Bell Telephone Co. for a fiber-optics hub that would serve the city's research and development park." In the same article it's reported that Chamber of Commerce President Steve Ward said the hub would be one of only a few in the nation and that there would be grants from the Arkansas Industrial Development Commission. (NAT, A6, 7/14/94) November 21, 1994 Northwest Arkansas Times article entitled "Breaking Ground with Biotechnology". Selected excerpts: "Jim Crider, Fayetteville's director of economic development, said biotechnology could be one of the key industries that could make the city's 289-acre industrial park a success." "To gauge interest in the park, a chamber subcommittee formed a questionnaire and mailed it out to companies throughout the country. Crider said the subcommittee received 927 responses. 'That showed me Fayetteville can support a biotechnology park,' Crider said." "'At any minute we could be breaking ground for the first company,' Crider said. 'The future of biotech is unbelievable,' he said." December 1995 Southwestern Bell completes installment of a $610,000 fiber-optics hub at the I-540 site May 23, 1995 Chamber has completed a conceptual plan for a research and high technology park. Jim Crider refers to its "campus-like setting". The plan is for 20 parcels of 8-9 acres each. Seven acres of wetlands are recognized. Crider says: "We will seek financing for the infrastructure improvements such as the road and utilities." Also, "We may have to issue bonds to develop it." Mentions "several potential tenants" and says "The SWB fiber optic hub […] will undoubtedly serve as a magnet." (NAT, B1, 5/23/95) March 5, 1996 City Council unanimously approves Resolution 34-96 "awarding a contract to Hammer, Siler, George & Associates for Phase I consulting services in the development and marketing of the Research and Technology Park, pre-approval for staff to authorize subsequent agreements for Phase II & III, and approval of a budget adjustment in the amount of $184,500." Hammer's work cost about $175,000, never proceeded to Phase III. Mid 1997 Phase 1 of Hammer Siler and George study completed. (NAT 3/18/01 Ferrell & Fulton) End 1997 Phase 2 of HSG study completed. (NAT 3/18/01 Ferrell & Fulton) April 21, 1998 Fayetteville City Council passes resolution authorizing the City of Fayetteville to apply to the State of Arkansas Department of Finance and Administration for a grant from the Economic Development of Arkansas Fund. October 20, 1998 City Council addressed by Len Schaper and Jim Crider promoting R & T Park funding. Crider tells CC R & T could see one million square feet "under roof", 2,500 employees, jobs averaging $45,000/yr. Charles Venable said project could be started for $600,000. Adding $300,000 to the year's budget could get it started, with designing and building road. Another $200,000 would take care of setting up engineering work. Kit Williams noted CIP had $200,000 for the research park "under the mayor's administration for a grant match." Venable clarified they were looking around for grants. Trumbo advocated using CMN money for R & T. Alderman Daniel suggested it might be smarter to get the industry commitments before building the park. Schaper laments that Genesis "graduates" have no where to go and this is a great spot for those tech businesses. April 19, 1999 Mayor Fred Hanna announces the termination of the economic development contract with the Chamber and establishes the city's new Economic Development and Industrial Recruitment Department to be led by Alett Little. One of Ms. Little's chief duties "will be to recruit businesses to the Arkansas Research and Technology Park." (ADG 4/20/99) June 9, 1999 Economic Development of Arkansas Fund Commission awards the city a grant in the amount of $193,460 for the (I-540) Research and Technology Park. The money is to be used for the construction of water and sewer lines and streets necessary for the development. (ADG 6/11/99, NAT 3/18/01 Ferrell & Fulton) July 6, 1999 Fay. City Council approves a cost-share increase with NANCHAR, INC. and Marjorie S. Brooks (CMN) in the amount of $116,291.00 for the earthwork, grading and subgrade work on the sections of Steele Boulevard and Van Asche Drive in CMN Business Park. (Resolution 88-99) Fall 1999 EGIS Consulting delineates wetlands on I-540 property. Delineation required for Corps of Engineers 404 permit. September 7, 1999 During city council meeting Len Schaper again promotes R & T. No need for more commercial zoning, already have 30 years worth of commercial land for development. Venable says they will spend 1.5 million in the park. Schaper refers to the "planning consultant's" conclusions. Need to attract high tech jobs because they were the kinds of jobs that supply a high salary and primary capital input into the region. Planners had said need to "protect Route 112 frontage from inappropriate development. There were 2 commercial properties there now which would have to be acquired because they were incompatible with the quality and level of infrastructure of the Research and Technology [Park]. In the view of the people who developed the R & T Park, these were eyesores. The money to acquire those properties had been budgeted in the cost of developing the park." November 17, 1999 Technical Plat Review for Phase I of the Arkansas Research and Technology Park. Excerpt from the minutes: "[Bob] Falk: I realize this is a technology park but even with that, probably only 1 out of 10 customers will want a fiber link." December 7, 1999 Fay. City Council approves a real estate contract to sell Lot 1, Arkansas Research and Technology Park, consisting of 2.5 acres, to Cache Investments and/or Assigns (Interface Computer Center, LLC) for $93,750. (Minutes, MN 12/7/99) December 13, 1999 Planning Commission approves Preliminary Plat 99-8 for Phase I of Arkansas Research and Technology Park. The commission takes up the phasing issue while considering preliminary plat. Ledbetter: "We are involved in trying to get a permit through the Corps. There is some confusion. They want to see the entire picture of the development instead of the phases." Petrie: "With this development like any other development, we would not expect the wetland mitigation plan and those items to be addressed at this point. Those are federal provisions, so no matter what conditions the Planning Commission places on it, those will apply." February 28, 2000 Planning Commission approves LSD 00-1, Interface Computer Center. (Lot 1) April 4, 2000 Fay. City Council approves a contract with Fayette Tree and Trench in the amount of $289,416.00 for the Arkansas Research and High Technology Park water and sanitary sewer phase I and a construction contingency of $28,942.00 (10%). (Resolution 43-00) December 5, 2000 Fay. City Council approves a cost share "for the final pavement, drainage and other construction for the boulevard sections of Steele Boulevard and Van Asche Drive at the CMN Development in the amount of $623,654.18." (Ordinance 4288) January 10, 2001 Article appears in Arkansas Democrat-Gazette with the headline: "Red flag raised about developing technology park. City official doubts its worth, cites wetland regulation, cost to build." Excerpts from the article: "John Maguire said Tuesday night at a meeting centered on the park's future that he didn't know whether spending $ 4 million to develop the park's first 10 lots for high-tech business was worth the effort. The overall cost of building streets, sewers and waterlines to service 38 lots is estimated at $ 15 million. Mixed with Maguire's cost concerns were other peoples' worries about the Arkansas darter, a rare fish, and protecting wetlands in the 289-acre park. 'When you start talking about developing lots, over time you should recoup your money,' Maguire said. 'Fellas, we're not going to do that.' 'This is a bad deal, guys. You are not supposed to lose money on these deals.' Tuesday's meeting was intended to familiarize new Fayetteville Mayor Dan Coody with the project and to bring all interested parties together." "Steve Ward, the chief executive officer of the Fayetteville Chamber of Commerce, disagreed with Maguire's worries about the development costs. 'It was never intended as a profit center,' Ward said. Still, he conceded the development costs were 'mind-boggling.'"March 5, 2001 Northwest Arkansas Times editorial: "Fayetteville Mayor Dan Coody is proposing an alternative site for the technology park in light of waning interest in the original concept. He talks about possible synergy with the University of Arkansas' Genesis Technology Incubator, and says high-tech industries might be more inclined to locate or start up in Fayetteville with the visible intellectual capital being generated at the college's research facility." March 6, 2001 Fay. City Council authorizes a $134,256 refund to Interface Computer Center for the purchase price of Lot 1, Research and Technology Park, of approximately 2.5 acres and reimbursement of other costs expended by original purchaser and cancel option issued to Cache Investments for adjoining property. March 19, 2001 The Nature Conservancy of Arkansas offers to assist the city with the development of a plat plan for a viable business park - with minimum mitigation and a long-term commitment to preservation. (ADG 3/20/02) March 20, 2001 Arkansas Democrat-Gazette article about I-540 development. Selected excerpts: "City officials, however, aren't sold on the details of the Nature Conservancy plan. Although city leaders believe the site someday will combine a nature easement and scaled-down technology park, their ideas are much different than the conservancy's proposal." "Fayetteville Administrative Services Director John Maguire said the city is studying the possibility of selling a piece of the park to the Arkansas Highway and Transportation Department to be used as a wetlands area. The city still would develop its technology park in the area to the south of Wilson Springs, Maguire said."April 21, 2001 City receives appraisal for 132-acre tract located on the southern half of the Research & Technology Park. The intent of the appraisal is to determine a market value for the above mentioned property zoned as Single Family Residential (R-1) and Residential Office (R-O). The estimated market value was determined to be $1,321,000 or $10,000 per acre. (Appraisal by Associated Appraisers Inc., 4/2/01 letter from City Land Agent Ed Connell) June 5, 2001 Fayetteville City Council passes resolution authorizing the City of Fayetteville to apply to the State of Arkansas Department of Finance and Administration for a grant from the Economic Development of Arkansas Fund. October 2001 Economic Development of Arkansas Fund Commission awards the City a grant in the amount of $485,740 for the I-540 Research and Technology Park. The money is to be used for the construction of water and sewer lines and streets necessary for the development. (2/5/02 council minutes, ledger inquiry, Resolution 74-01) December 4, 2001 Fay. City Council approves the purchase of 33 acres on east side of South School Ave. across from the Engineering Research Center, home of the Genesis Technology Incubator. Price paid: $360,000. The city hopes the property will be used for research and technology related businesses. January 15, 2002 Fay. City Council approves an agreement between the city and the Univ. of Arkansas to develop a strategic plan to define the physical and economic characteristics of the Arkansas Research & Technology Park (South School Ave. site). City's contribution: $37,500. February 5, 2002 Fay. City Council passes a resolution to amend an earlier contract with EGIS Consulting for work related to wetland mitigation at the I-540 site. The amended contract is for $55,7000. February 5, 2002 Fay. City Council approves a $128,000 contract with McClelland Engineering consultants for design, bidding, and construction phase administration in the development of the preliminary plat of Phase I for the Arkansas Business Technology Park. One condition is added: "the first four items under "fees" can begin immediately, but no other work can begin until the Council approved [the] EGIS plan." (Resolution 20-02) February 12, 2002 Mayor Coody discusses the I-540 business park with technology officials who attend a Genesis Coffee Break. Below is an excerpt from a February 13, 2002 Arkansas Democrat-Gazette article about the meeting: City officials have a plan that would develop a business campus about a 100-acre wildlife reserve, Coody said. They plan to let the bids for the park's development in October, Coody said, noting that the city will almost certainly seek private development. "We have money to put into the infrastructure," he said. "We could sell the whole development part and have developers come in to build it to our specifications. We could develop part of it and sell individual lots." How the park will progress remains uncertain at this point, but Coody said the city will remain a part of the workings until "we actually start seeing buildings coming out of the ground." At that point, he said, the park will take a life of its own. Nearly everyone agreed the presence of this park -- as well as the Arkansas Research and Technology Park that will surround the university's Engineering Research Center -- will help attract outside companies. But more must be done. "The build-it-and-they-will-come philosophy is not going to work," said Ron Goforth, founder of Beta-Rubicon Inc.February 15, 2002 The University of Arkansas faculty unveils three potential design concepts for the proposed Arkansas Research and Technology Park to be located near the existing Engineering Research Center on South School Ave. February 17, 2002 Morning News article. Headline: Tech Park Project Under Way - Plans currently call for 78-acre span. Selected excerpt: "Under the proposed plans for the park, 78 acres surrounding Genesis at 700 Research Center Road in Fayetteville, would be developed into a spot for technology research by both the university and private companies." February 28, 2002 Public meeting held at the Fayetteville Town Center "to discuss with and gain input from the citizens of Fayetteville concerning preservation and mitigation planning for the future development of the I-540 Business/Technology Park Project" (Press release) March 13, 2002 A second public meeting is held at the Fayetteville Town Center to allow additional public input about the I-540 business park. March 19, 2002 Fay. City Council authorizes McClelland Consulting Engineers to proceed with their contract for the I-540 Business/Technology Park. McClelland is to come up with three design options from which the council can select one and move forward with the project. (NAT 3/20/02) June 5, 2002 Fayetteville Environmental Concerns Committee holds a special meeting regarding the proposed I-540 business park. Public comment is taken from scientists, concerned public and the mayor. June 11, 2002 During a Fay. City Council agenda session, Mayor Coody suggests naming the I-540 property the Wilson Springs Business Park. He also mentions the formation of an economic task force to study the proposed business park. June 12, 2002 The Fayetteville Environmental Concerns Committee recommends that a thorough, coordinated environmental assessment be performed on the city's I-540 property, involving species inventory, surface hydrology, subsurface hydrogeology, and fault analysis. The ECC further recommended that as part of the mayor's economic committee concerning the proposed park, at least three representatives be chosen from environmental organizations. June 14, 2002 The Mayor announces the formation of a "Task Force to evaluate from an independent perspective the environmental and economic issues that are before the community concerning the Wilson Spring Business Park." (Letter and press release) June-July 2002 The city has parts of the I-540 property appraised by The Real Estate Consultants. A large 146-acre tract, as currently developed, is estimated to be worth $2.9 million. A 38-acre parcel located in the southeast corner of the site, if developed as proposed, is estimated to be worth $5.1 million (final value in use value estimate). Selected excerpts from the June 21, 2002 appraisal report: "For a good portion of the acreage, a drilled pier system would be required to better anchor building improvements. In addition, individual sites would require above average ground preparation to offset potential problems with standing water." (Page 27) "It is the appraiser's opinion that the unabsorbed projects introduced within the last few years would be in direct competition with the subject." "There presently appears to be an adequate amount of commercial development land in the Fayetteville area to meet the existing demand in the near to mid term. Adding additional land to the marketplace may exacerbate an over supply condition." (Page 58)Aug 14, 2002 During Task Force meeting, Don Nelms, chairman of Audubon Arkansas, proposes that the Audubon Society build a nature center on the city's I-540 property. September 27, 2002 Wilson Spring Business and Technology Park Task Force releases final report/recommendations. October 2, 2002 Fayetteville City Council adopts Task Force recommendations (see Resolution 153-02). Below are the two most controversial sections: 5. Recommendation: Commence as soon as possible a formal inventory assessment and evaluation of the lands lying north of Clabber Creek, currently not designated as wetlands or mitigation areas for wetlands impact, for development potential. These lands to include the approximately 11 acres lying west of Deane Soloman Road. Such evaluation should include a thorough needs assessment, potential environmental impact of development, biological assessment, further wetlands delineation assessment, dispersed recreational study, storm water runoff assessment and economic impact of development. If such an evaluation of such lands yields the possibility of development of some kind, the TF recommends the inclusion of a significant buffer of "not-to-be-disturbed lands" of at least 600' wide lying north of and parallel to Clabber Creek. 6. Recommendation: That all of the lands lying south of Clabber Creek and north of the aforementioned 70 acres of commercial development be preserved, in perpetuity, as delineated wetlands and/or an extension of said delineated wetlands.November 19, 2002 Fay. City Council amends Resolution 153-02 (adopted Task Force recommendations) to exempt "that portion of the 600 foot buffer strip north of Clabber Creek lying west of Dean Solomon Road" to allow access to Crystal Springs subdivision through city-owned property. December 3, 2002 Fay City Council adopts a "resolution to authorize the City of Fayetteville to negotiate an agreement with the national Audubon Society for property within the Wilson Springs Business Park." Section 1 reads in part: "That the Mayor of Fayetteville is authorized to negotiate […] a lease […] for property […] in the amount of about 219 acres".January 7, 2003 Mayor Coody meets with representatives from the Audubon Society and indicates that "85 acres of wetland and flood plain is certainly available" for them to lease. However, Mr. Coody states he has concerns about leasing the remaining 135 acres of land because he would like to see "[t]his asset […] leveraged into securing many times that much acreage for greenways, trails, hillsides, and creek corridors". |