GULFPORT’S TREADING WATER!
The first in a series of editorials……
For nearly four years I’ve been trying to figure out why Gulfport, a physically blessed little city not only isn’t progressing, but seems to be slipping backwards.
Yes, I am aware that we are in the midst of one of our biggest economic recessions and am not discounting that as one reason we may be in trouble. You see, under our capitalistic system, if you aren’t growing, you’re shrinking. We aren’t growing, don’t have a plan for growth and most of us don’t seem to want growth. So, we’re in trouble, long term.
More than the recession, I submit that our City Council’s unstated no-growth policy and the resultant lack of a plan for growth are primary reasons for our stagnation. The prevailing attitude conveyed by our leadership seems to be, “We love Gulfport and we want to keep it just the way it is.” Now that kind of attitude is not worthy of leadership. It is like the impossible yearning for, “the good old days.”
Wishing for, “the good old days,” and building up our tax base while respecting the people’s desire to, “preserve the character of Gulfport,” are two different things. Responsible economic development does not necessarily mean high-rise development. Responsible economic development requires very creative leadership dedicated to not only encouraging new businesses to open in Gulfport but in finding ways to support the one’s that are already here. It means being proactive in the field of our economic development. Seeking grants to fund at least part-time staff or outside help in finding businesses; seeking grants to fund incentives for businesses to expand or relocate here, even to the provision of low interest loans; forming partnerships with area development groups, the State of Florida, the Small Business Administration…all of these, among others, are evidences of a commitment to building a stronger tax base.
As a result, in the four years I have been observing Gulfport, only one new retail shop has been added to the Waterfront Area, (we lost two others to restaurants), and that happened just this year in the midst of our big recession. Winn-Dixie’s been gone nearly three years now not as a result of the recession, but of neglect. Has the city done anything substantive to help fill that void? Over at least the past four years we have been promised some kind of commercial development plan by our Community Development people without result. The 49th Street commercial area still is an example of shabby underdevelopment. We received little or no Federal Economic Stimulus money this year.
Some progress has been made downtown as a result of gargantuan promotions by the Chamber of Commerce and the Merchant’s Association. The progress is mainly in the form of new and exciting restaurants opening and closing and opening and closing. We still have not created the critical mass of shops, services and stores downtown that are necessary to attract enough shoppers to support the restaurants we now have and nobody in the city is trying to do anything about it.
Most of us know what happens when a tax base shrinks. We’ve seen some of the results over the past two years. We lose services, fees rise and when we stop dipping into our reserves, all of our real estate taxes will go up. Eventually as our cutbacks begin to show, property values will go down. We cannot afford to continue to tread water in economic development.
In the next of this series, we will analyze the political situation in Gulfport which, in part, may be responsible for our lack of an economic plan and program.
Save-A-Lot Discount Stores is planning to use the old Winn-Dixie as soon as the property owner fixes the structural problems associated with the building. They plan on removing and replacing all the old leaking refrigeration units and gut the place. They also intend to subdivide it and rent out space to other retailers. All this is contingent on the property owner taking responsibility for his building.
It would be nice if the whole strip mall was demolished and a redesigned mall put in its place. Most Citizens of Gulfport will not use the mall as it is, and I doubt they will patronize a Discount, off brand/ Railroad Salvage store in any great numbers. The store will service primarily shoppers from St. Pete while most of Gulfport’s shoppers will continue to drive west to Pasadena or up to Mazzaro’s.
A long term outlook would build a new mall, raise the surrounding property value and attract new and interesting businesses like Mazzaro’s to the area.
2iview-I hope you are right about Sav-A-Lot working on using and redeveloping the Winn-Dixie space. I sincerely hope that the City is in some way helping this to happen by either putting pressure on the slumlord/owner or providing some kind of incentives to the Sav-A-Lot developer. Since all this kind of activity is done behind closed doors, it is impossible for any of us to know what is being done or not done.
The premature disclosure by the Mayor some months ago is a little frightening in that most prospective tenants wish to maintain anonymity as long as possible for competitive and labor reasons. I have seen early disclosure by a public official kill deals in similar situations.
The City’s position is difficult in that most of this kind of activity is a private matter. However, updates of a general nature as to activity taking place and our role in it would be at least good politics and at best, desired transparency.
Once the developer and landlord come to some kind of agreement, the City’s cooperation will be crucial to the deal happening since most agreements are contingent on the developer’s ability to secure permits by a certain date. (It is at this point that a potential deal is usually announced.) Given the City’s spotty track record in expediting much smaller, less complicated deals, I hope the City considers bringing in outside assistance in getting it done.
You are definitely right about a total rebuild being the ideal solution. Going even further, the combining of the mall property with the Wachovia Bank lot and the undeveloped land to the rear should have been explored. With no local or even regional economic development entity being involved, the chances of something like this ever happening are slim to none.
A while back, when Winn Dixie was still open, I saw site plans for a larger Winn Dixie that encompased the existing property and the vacant lot that is just north of Winn Dixie. The landlord of the Winn Dixie shopping mall held out for more $$$ and the deal fell through. Shortly after, WD corporate decided to close the store. This may say something about the owner of the property.
I would go as far as trying to see something developed with all the property at WD plaza, Wachovia and Advanced Auto parts. That is a lot of land to put something spectacular for our community. It could even include a more modern site for our old favorite, Gulfport Family Diner.
We need to start thinking big. Not skyscraper big but something to spark interest in the other areas of our city besides our downtown beach front. And I am not talking big corporate businesses either. We need hometown local investors who care to build something we can be proud of. A municipal marketplace if you will. This place of commerce could have a corporate tenant, but then other surrounding businesses could be local shops. We could really use a starbucks. It would make patrolling the streets easier LOL.
Big Dog,
The info I have posted came from a conversation with the Save-A-Lot regional manager. I’m not at liberty to post his name, but I can assure you that what I have posted was the intension of Save-A-Lot 3 weeks ago. There is no way I would know of their intensions if the conversation didn’t take place.
The location is too large for them alone, especially since another Save-A-Lot is being located on US 19 south, and they are keeping the store open on the 9th avenue block of 49th street.
I suspect, that since Public’s changed their location in Pasadena, that the dynamics of the industry is about to change throughout the area. For my money, I would lease the Public’s building for a Save-A-Lot and subdivide that space, a much better location and structure. I would imagine it’s a higher rent district but they wouldn’t need the capital improvements that are required in Winn-Dixie.
If something else comes up I’ll let you know.
I was under the impression that the landlord was unwilling to meet the demands of the city code department, so the building remains unusable. Sp is it that the city is being unreasonable or the landlord is too stubborn and too tight with his money? This is what I heard on the street.
It certainly doesn’t appear that the slum – lord is in any hurry to do anything. I’d like to see the property be condemed by the City and then sold to an entity that would develop something that is a combination of the above ideas. My understanding (from a Councilmember) is that government funds are available to do this.
I then envision a unique corporate anchor like Trader Joe’s augmented by local businesses. Even an Aldi, Sav A Lot or Neighborhood Walmart would be ok with other of the shops. However, I also think that the strip center across the street needs to be spiffed up, to make the whole area look better. Those buildings look very old and tired. It would be nice see the entire area as a “marketplace”. The bank, auto parts store and the diner should also be included. Speaking of clean up, the diner is due for that too. I’ve only been there twice in the last few years, most recently last week, and that place is nasty dirty and old. The food was ok, but the atmosphere was gross.
Big Dog–can you get any insight from the City or councilmembers as to the condemnation option or what if anything they are doing to move things along? isn’t that part of the Community Development Dep’t responsiility?
As for incentives, I think that is key, but I’ve been advised by a city staffer that is not an option in G’port as the city has never done that and the funds are not available to do so. I think this is a matter of mindset by Council. Again, it would be interesting to hear more from the staff.
Bottom line, this is all related to strategic leadership and management and that is not evident in this City. I am still waiting to hear what the vision is for the future. Does anyone else know what it is?
Does the idea of leveling the Winn Dixie ctr and replacing it with a nice tropical hotel appeal to anyone? I think it’s worth considering….. many levels of positive impact here!
@kayak kurt…. I think your idea bears consideration along with the others. The key is something needs to be done..that area is a terrible “introduction” to our special city.
Condemnation.
Yea like that’s going to happen, I think we can see what Gulfport’s philosophy on condemnation is just by looking at the five “High End” homes recently (within the last five years)constructed on Essex Avenue behind the bars on the beach (I mean Shore Drive).
Another item of interest is that there were a group interested in developing the empty property behind the Winn Dixie into a townhouse condominium project. They got so much (and I’ll be kind here) negativity from the City of Gulfport’s Community Development Department, that they withdrew their offer, of which they had put a substantial amount of money down and into architectural plans. They got their down payment back and the property is still a wondrous open space in Gulfport.
I don’t necessarily agree that the city is going backwards, I think they are standing still, but with the rest of the world going forward it just looks like we are going backwards.
Save-a-lot is a giant flashing sign that says “Urban Blight!!!”
The Winn Dixie building leaks, is probably an environmental disaster area and in any even should be demolished. The only thing in that shopping center which is arguably worth a damn is the Chinese restaurant.
The city of Gulfport should condemn the property while its value is low, demolish the building, and put a ten foot no-gate wall around it, allow it to return to nature. Go in there every ten years to check for bodies.
Save-a-lot is not an indicator of urban blight; their store on 9th avenue and 49th street is far better than when they found it. They do a good job of supplying off branded items. Most are brands that are manufactured in local communities close to the source. Can vegetables come from place where they veggies grow, the same as can fruit for example. You can purchase by the caseload. I use it for supplying large gatherings. Their spicy mustard and extra virgin olive oil are tops.
The problem most folks have with these “Off Brand Stores” is name recognition. People are accustomed to purchasing what they’re familiar with. They have no sense of adventure. Having lived around the country, many of these off brands are products that were standards in other states. Don’t get me wrong, Mazzaro’s is probably the biggest adventure in shopping around Tampa Bay, but that’s not to the exclusion of everyone else. I can’t recognized half of the items they sell, and so I invite a friend who speaks Italian to translate and introduce me to the brands.
Save-a-lot has some interesting products and at a bargain price too-boot, you just need a sense of adventure. Growing up in New England these century old local discount markets could be found in almost every town. I think save-a-lot fills a needed niche.
As to the structural damage at Winn-Dixie and demolition, I don’t see the economic possibility. Leaks don’t constitute diminished structural integrity and leaks in a steel and concrete structure would not reach a level of degradation require for condemnation. There could be some roof beams or wall issues, maybe even something to do with the floor? Since Save-a-lot intends to gut the building so I suspect that it could be a pleasant and clean place to shop for those who want to support it.
Big Dog,
Four years! I have been here for 13 (is that unlucky?) years and I have seen the stagnation since then. When I first moved here I thought the whole town was ripe for a tear down, remembering how the beaches of Southern California went from sleeping little towns to overcrowded overbuilt monstrosities.
The problem is not with the city council, the problem is with you and me and others who see what a great little place this could be if only it was managed and marketed right. The leaders in our community have not lived in other places to be able to see the possibilities that we can. They grew up in Gulfport and know not the joys and pains of living in a major metropolitan area where we have seen endless possibilities.
Now you have to admit that you moved to Gulfport because you liked its small town charm as I and many others that preceded us and followed us have. Many I have seen leave for just the reasons you state; that the town is not progressing. Are you one of those people who move in and then are immediately for growth? Or like the woman attorney, newly resided here, who pronounced to our city council how she liked the small town flavor of Gulfport, how everyone got along with every one and how she wanted to help cite every code violator in the town? Out of towners come to Gulfport because they love Gulfport’s charm and then want to change it.
Growth, I think the city is afraid of growth, look what some developer did when he proposed and built the Adult projects in the west end of town, they changed the towns weather and they changed the towns population from blue collar & fishermen to retirees.
No, the problem is not with the city council, but with the population that expects more from our city, population that has come from out of town, many from out of state, where things were done differently. The city council wants the town to stay the same, and basically they have got their wish. The blighted area that is the 49th Street Corridor is still the blighted area on the east end of town. The downtown with so much potential business still lacks that chance due to a major parking problem, one that the city refuses to deal with and probably won’t till the beach parking lot is submerged from the oceans rise.