07-31-1993 Joint Mayor/Council and DDA MeetingSYNOPSIS - JOINT MAYOR/COUNCIL & DDA MEETING 7-31-93
Mayor Bacon opened the meeting, thanked everyone for coming and introduced Howard
Smith. Howard told the group how impressed he was with the facility and that
frankly it created a sense of awe and reverence in an individual arriving at the
Community Center. Howard said that for the first time he would like to live in
Smyrna -- which is the highest compliment that can be paid to a town. He further
praised Mayor Bacon, the Council and the DDA for accomplishing exactly what was
needed and then exceeding the target. To get from Phase I to Phases II and III
will require a champion who will be willing to make the sacrifices needed to
continue Smyrna's on -going redevelopment efforts. He then facilitated a group
discussion which is summarized below.
1. DDA is the vehicle for realization of downtown redevelopment. One
or several of its members can be the champion for redevelopment but
the authority itself cannot be the catalyst.
2. The Smyrna City government has to be a major participant, but
without private sector involvement, redevelopment won't happen. If
the private sector is involved without public participation, the
citizens lose control. If the public sector is involved
exclusively, redevelopment will not occur because of a lack of
resources and marketing expertise.
3. The redevelopment effort should be guided by the needs of the
businesses and clientele which we want to attract in the future.
4. It may be beneficial for us to see where other town's redevelopment
have led... particularly Alexandria, Virginia's project.
5. Smyrna's main advantage is its location and the completed Community
Center development. Disadvantages include current economic
conditions and unattractive unincorporated areas on Smyrna's
northwest side along Atlanta Road. Howard emphasized that
perseverance is required and that the advantages will far outweigh
the disadvantages if Smyrna is sufficiently prepared to win.
6. Jim Hawkins mentioned that we have to generate private development
and a return on our own public investment before the voters can be
sold on more dollars for government buildings.
7. Howard Smith indicated that the best retail marketing experts will
be needed to market the downtown to those businesses/retailers
Smyrna wishes to attract. Those ultimately involved in marketing
should be seasoned professionals and should up rsue prospects rather
than passively waiting on developers to call. Howard explained that
we have the "anchors" (i.e., the community center, library) now, --
but we need to fill in with retail.
8. Mayor Bacon suggested that the redevelopment area should extend from
Concord down Atlanta Road to Windy Hill, and that it should be tied
together visually, with landscaping and drastically improved
appearance.
9. Howard Smith: You should know you are entering Smyrna -- before
Phase I, a traveller did not know..
10. After a look at the presentation map and a discussion about the next
steps the City should take, Howard asked the Mayor and Council and
DDA to list the types of businesses we want to attract to our
downtown. Included were retail shops creating a "main street"
effect, professional offices, cafes, bed and breakfast inns, up-
scale housing, single family housing, an amphitheater, country and
western theater, an upscale senior citizen's center, children's play
area, trees and shrubs, beautiful landscaping, green areas and
single family owner occupied housing.
DDA MEETING - JULY 31, 1993
Page Two
After prioritization, the list was as follows:
1. Up -scale townhomes
2. Amphitheater with children's play area around retention pond
adjacent to community center.
3. Specialty retail, restaurants with outdoor dining.
4. Children's play area
5. Green spaces
6. Pedestrian foot patrol for security
7. Well -lit areas for a sense of security to families
8. No bars
9. Parking lots with trees
11. Mike Sizemore mentioned that the entire King Street area can only
accommodate 35,000 square feet of retail as presently laid out.
According to Mike, the City should consider pedestrian access to the
area across Atlanta Road because of the turn of the century housing
and the need for parking for downtown. Parking supply will
determine how much downtown can grow.
12. The map for planning purposes should be extended to Concord Road.
Ken Hildebrandt to do an expanded version of the ADD1 and ADD2 area.
13. The council and DDA agreed upon was that incompatible uses such as
metal buildings should be stopped, using DDA's Architectural Design
Guidelines.
14. Mayor Bacon suggested that incentives be developed for developers so
that they will be interested in coming to Smyrna. He also said that
whether a developer does the entire downtown under contract, or a
downtown economic coordinator is hired, someone will be needed to
coordinate marketing efforts.
15. Howard Smith pointed out that regardless of when the City starts on
securing Phase 2, there are actions that can be taken now, such as
securing the area adjacent to Bank Street for townhomes.
ACTION SUMMARY:
1. Settle court cases and get VFW redirected to another location.
2. Develop quality townhomes or condominiums.
a. Those identified as potential developers included John
Wieland, John Williams (if not rental), Goble Bryant,
Tommy Eubanks, and Barry Teague.
3. Mayor Bacon asked Pete Wood and Hubert Black to serve as liaisons
with either an economic development coordinator or developer.
4. Howard Smith emphasized that the City does not need to hire someone
to tell us what to do, but find someone to do what we want done.
5. Howard said that there are a lot of retail experts that have been in
the business for 20 - 30 years that might be able to assist the City
on a part-time basis. The type of retail we want should first be
identif ied -- then we need to find the brokers who have successfully
worked with that type of retailer.
DDA MEETING - JULY 31, 1993
Page Three
(The following pages were not printed as part of distributed material)
Notes from Flip Chart:
1. Smyrna's assets are:
a. Sense of Community
b. Great location
C. Responsive City services
d. Decent tax base
Howard Smith's Summary:
Phase I -- completed.
Phase II:
* Finish two court cases
* Bring businesses in
* Consider what businesses we want
* How do we get them here?
* Do we know what citizens want?
* Pete Wood/Hubert Black linkage with Don Wix
* Repay General Fund from DDA.
* Get property back on tax rolls
* Increase public confidence
Phase III:
* New public buildings:
Police, Fire, City Hall
Phase IV:
* Expand to other areas
Last notes from Howard Smith's flip chart:
1. Marketing
2. Strategy - identify prospects