Mayor Tony Yarber simultaneously caused excitement about jobs in Jackson and consternation from some who question its location when he made public plans for the big-box retailer to locate on Lakeland Avenue near Interstate 55.
Yarber is currently working to bring to fruition a vision of former Mayor Lumumba, who did not go public with the plans before his sudden death in February. The day Chokwe Lumumba died, he had a meeting scheduled with Costco to discuss development plans. While in the hospital, Lumumba worried about missing the meeting because he knew how important it would be to bring the top retailer to his city, his son told the Jackson Free Press last week.
“If they’re going to be in Jackson, that’s where they demand to be,” said Antar Lumumba, a local lawyer who unsuccessfully ran against Yarber to replace his father earlier this year.
Costco chose the site after researching the traffic of the area and calculating the profits it would bring. The big-box store had shown interest in two other Flowood locations on Lakeland Drive—both in Rankin County, which is largely dry. Costco is reserved about the Flowood locations for that reason, but Jackson leaders worry that if Flowood can accommodate Costco’s requirements while Jackson refuses, it could be an economic blow to the city.
“If we find that Rankin County is willing to make concessions in its laws for Costco to come, then I think we’ve made an egregious error if we’re not willing to do much less in order to get Costco here,” Antar Lumumba said.
Concerns About Rezoning
Some community members have been vocal with their concern that the character of the green space north of Lakeland Drive and the surrounding LeFleur Museum District could be damaged if Costco builds in that area, even if most seem to like the idea that Costco locate inside the city limits.
In an interview, Yarber confirmed that Costco would likely replace the Michael B. Johnson Memorial Park, a baseball park. Currently, he said there are no plans to tear down the 40-year-old Smith-Wills Stadium, but it could happen in the future.
“While we’re saying we’re not tearing it down now, at some point if we or the management there can’t find a way to better impact the bottom line, it may be something that the city can’t continue to maintain anyway,” Yarber told the Jackson Free Press.
Opponents seem most concerned about the rezoning it would take to either allow the Costco or other commercialization of the area. Rick Cleveland, director of the Mississippi Sports Hall of Fame and Museum, said rezoning could harm one of Jackson’s richest travel and tourist districts—one that that city, state and private entities have invested millions of dollars to maintain as a cultural attraction.
“Every great city has green space,” said Cleveland, whose museum would be directly next to Costco on the proposed site.
Many residents are also concerned about even more traffic congestion on Lakeland Drive. Approximately 59,000 vehicles travel through the Lakeland Drive and Interstate 55 intersection each day, and the addition of a big-box retailer could increase the congestion along the thoroughfare. But it is precisely the Lakeland Drive traffic that makes it a desired location for Costco, which plans to build its first store in Mississippi.
The Jackson Planning Board agreed with the opponents last week, voting 6-3 on Aug. 27, with five members absent, against rezoning the area to allow for development there. The board refused to change the designation from special-use zoning to either community mixed use or C-3 commercial-use zoning.
A major topic of discussion at the meeting was a letter from Mississippi Secretary of State Delbert Hosemann, stating that a change in use of the land, which was deeded to the city specifically for parks more than 50 years ago, would trigger a reversion provision, allowing the state to take back control of the land. The reversion would be triggered, according to the letter, by the land being used for anything other than parks—not just by rezoning the land.
Zoning Administrator Ester Ainsworth said the city is allowed to rezone the area in the case of a comprehensive zoning, like the one they proposed.
Board member Samuel Mitchell motioned to rezone the area from special-use zoning to community mixed-use zoning, which is a lower-intensity classification that allows for less intrusive uses of the land than C-3, but only one other board member, Bennie Richard, voted with him. The vote was 3-6 with one abstention from the 15-member board. Only 10 members were present.
Ainsworth, of the city, told the board that the reversion does not apply to rezoning but to use, and that the board was only voting Aug. 27 to determine the zoning classification of the land. The city reassured the board that community mixed-use zoning and C-3 zoning both still allow for parks in their classification.
That prompted Starling to ask, “Why wouldn’t we leave it the way it is?” The answer, of course, is that Costco could not then build on the site—which is the one it has chosen based on its own business analysis.
City Not Deterred
Many Jacksonians, including the mayor, want to see Costco inside the city limits—both for the sales-tax revenue it would generate and because it is known as a source of good-paying entry-level jobs.
In the world of big-box retailers, Costco is considered the best when it comes to employment treatment and satisfaction. The jobs site Glassdoor conducted an employee survey this summer that ranked Costco only slightly behind Google for companies with best employee compensation and benefits. CEO and President Craig Jelinek is publicly in favor of a national minimum wage of $10.10 and said in 2013 that Costco has a “starting hourly wage of $11.50 in all states where we do business.”
Glassdoor reported that Costco cashiers makes $15.20 an hour on average, while they average $9.37 an hour at Sam’s Club and $8.18 an hour at Target. And about 88 percent of Costco employees have company-sponsored health insurance.
Yarber is undeterred in his determination to get those jobs into Jackson. In a written response to the planning-board decision, Mayor Tony Yarber said he will continue to fight to make necessary changes to the land in order to obtain a Costco for the city.
The mayor pointed out in the letter that the board erred because it was only to vote on rezoning, not on use. “The responsibility of the Planning Board members is to consider what was before them, which was rezoning. However, use was made the issue, and that was inappropriate,” Yarber wrote.
The mayor also said that the state’s position on the Lakeland Drive land is incorrect. “The secretary of state is mistaken in his assertion, as the 313 acres was parceled off many years ago, with specific parcels being deeded to the state of Mississippi for non-park purposes. Therefore, it is the City’s position that the issue of the reverter may have been waived and is now moot,” Yarber wrote in his response to the planning board.
Rezoning, Deciphered
Community Mixed Use: A Neighborhood Mixed-Use District is to accommodate the development of residential uses along with compatible, low-intensity commercial uses to serve adjacent residential areas.
C-3 General Commercial District: The purpose of this district is to provide for the preservation and perpetuation of retail and commercial enterprise, to provide areas for the development of retail type and person service type commercial, community, and regional shopping centers of integrated design and high density development of commercial businesses in certain areas adjacent to major transportation arteries or thoroughfares within the city.
Special Use District: The purpose and intent of the Special Use District zoning classification is to permit the City Council the right to establish needed zoning districts for a number of specific types of land use which do not fit compatibly into the established zoning districts because of their size, unique characteristics or institutional nature.
Previous Comments
Ok so what’s the mayors next move, is he getting the five on the planning board that missed the original vote to vote on his side??? Why did no brown abstain??? Can the city council overrule the planning board??? Is the mayor getting everyone involved and meeting them to help make this happen??? What’s the legal angle the city has that can overrule the state. I want to know what he’s doing, id hate for a few citizens to ruin jobs and taxes for a majority of the citizens smh
#6660 | Author: NewJackson | Date: Sep 3 2014
Why did no brown obstain??
#6661 | Author: NewJackson | Date: Sep 3 2014
Has anybody thought about looking at the land on the south side of Lakeland further East towards the river? The old Ms Blood Services building is vacant; the Quarter is about to fall down, I’m told be friends. There are a lot of older, fully depreciated buildings in that area that seem to be producing no income to the owners or the city. The whole area might benefit from razing those properties and redeveloping them into a tax and job generating Costco development. Even if the City had to help and make some concessions to acquire that land, it might be worth it. Of course, the devil is in the details. I don’t know what much the current owners of that property might all of a sudden decide that they “love” the property more than it’s worth in the market. Anyhow, if the numbers worked out, it could be a win-win. That’s my 2 cents worth. Jay
#6662 | Author: jaytown | Date: Sep 3 2014
Although I didn’t vote for Tony Yarber and still have serious reservations as to his loyalty to the majority citizens of Jackson, I PRAY that in this test of his loyalty, he will be victorious. The histories of urban cities that are governed by AAs, are replete with the same kind of stories. Efforts to empower, enhance, build economically, are met by the economically powerful with every obstacle possible. Zoning has always been one way to prevent progress when the progress is not controlled by the institutional power base. I recall when McDonalds wanted to locate one of it’s “stellar” restaurants on Lakeland, inside Jackson, they were met with opposition from the surrounding communities – citing property values etc. Even though they built and from what I can see, have a professionally run and operated business, they still get hateful messages and calls. The State of Mississippi has never been favorable to a Black run Jackson. I have absolutely NO DOUBT that the dissent he is receiving would NOT be there if the capital city was white run. Do we have to perpetuate the same old “story line”? Absolutely NOT!!! Costco would be a “GEM” in that it would provide needed “GOOD PAYING” jobs and taxes to the city and it’s most “in need” citizens. The opposition seems to be coming from those who live in the gated enclaves of the city and who are the LEAST in need of good jobs!! Just Trying to speak TRUTH TO POWER!! Win or Lose Mayor Yarber, this is your opportunity to prove the critics WRONG and show that you will STAND STRONG FOR WHAT IS RIGHT!! ! I hope you do!!
#6664 | Author: sarahmina | Date: Sep 3 2014
Or how about locating in another part of town, like South Jackson? The area by Office Depot near Metrocenter would be a good spot.
#6665 | Author: goldeneagle97 | Date: Sep 3 2014
jaytown, goldeneagle97, I think Costco is being unreasonable by going Lakeland-or-bust, but that does seem to be the one and only option on the table if we want them in town. They’re in a position to make demands and they’ve made one. I’ve done some more digging, and according to the municipal code planning board members are appointed by the mayor and approved by the City Council (for renewable four-year terms). If there are four vacancies (and I believe there are exactly four), the mayor could appoint new members to the committee and get the rezoning approved 7-6, assuming nobody changes their votes. If Bo Brown owns any Costco stock, that would explain the abstention.
#6666 | Author: Tom Head | Date: Sep 3 2014
sarahmina: Speaking on behalf of the people from the “gated enclaves” (and I would add the largest potholes), the opposition to this site for Costco has nothing to do with the color of the Mayor. I applaud Mayor Yarber for trying to bring new business into the city. But I do have reservations about the site selection. If the Mayor could present an artist’s rendering of what this is going to look like, he might get more support. I am having a difficult time imagining what this will look like if you drop a big box retail store in the middle of the museums, Jamie Boyll Park and Smith Wills. We need more retail business inside the city limits but not at the expense of detracting from what is becoming a successful museum cluster along with some green space that is frequently used by a lot of our citizens.
#6667 | Author: kdavis | Date: Sep 3 2014
Make it happen Mr. Mayor.
#6668 | Author: javadanny | Date: Sep 3 2014
More than likely, Costco is going to present a structure that will enhance the current surrounds. Just put this conduction in the agreement and move forward. If folks need a picture to assist their understanding to support their voting process, make it known and timely provide. The concern may be coming from how the former Jackson Sam’s Club. Yes, the structure was bland and didn’t enhance the area. The involved parties should be involved and presenting a structure that will enhance and echo the future developments and style of the Jackson area. From the current views off of 25 in that area, almost anything that Costco constructs will be a great, appealing structure for the area and an improvement to the property value. I hope things work out for Jackson because Costco is a much better organization to have in the community than Sam’s Club. Jackson needs to do whatever needs to be done to bring and keep Costco in the city. Good luck, out of Michigan.
#6670 | Author: NotLikeU | Date: Sep 4 2014
Judging by the comments on this article, there seems to be a misapprehension that the only problem with the zoning for Costco is that a few stubborn residents are opposing progress. The truth is that the matter is somewhat more complicated. The city has not been forthcoming with their intentions for the public lands in question, and in regard to the use of such public lands, any citizen of the city has a right to an opinion. Problems with the city’s methods and proposals on the Costco issue include the following: 1) The city has asked to re-zone far more land than it claims is needed for a Costco and that encourages questions about the city’s ultimate plans; 2) the city implied to the zoning board that re-zoning the land would not affect use of the land, making the board correctly wonder why it needs to be re-zoned in the first place; 3) use of the land for a Costco arguably does not benefit the museum district, which is itself important to Jackson; 4) far from being vacant lots awaiting development the land in question is used by children’s baseball teams, a college baseball team, and contributes to the infrastructure utilized by several area festivals; 5) the area proposed for re-zoning includes a park that residents have a right to try to protect just as much as any other neighborhood tries to protect their own parks; 6) Costco might not even come if the land is re-zoned. Giving up public lands that all can use and enjoy is a significant issue and Jacksonians have every right to demand better explanations from the city before consenting to such proposals.
#6671 | Author: Jackson31 | Date: Sep 4 2014
To follow-up my other comment, the city’s plans, either directly stated by the mayor or insinuated by the city to the zoning board, seem to be to build a Costco (that hasn’t definitely promised to come) on park land that won’t be disturbed and on a baseball field that children’s teams can still use while also leaving Smith-Wills standing even though the city really, really wants to tear it down. If that sentence seems confusing, you now have a good idea why the city’s plan is meeting such skepticism. The zoning board was correct in its decision to deny re-zoning.
#6672 | Author: Jackson31 | Date: Sep 5 2014
jackson31, what would strengthen your case—exponentially—would be if you went on the record under your own name and told people where they can find documentation to back up your account of the meeting. If you’re telling the truth, there is a distinct possibility that many of us don’t understand the situation correctly—but saying so anonymously without giving us a way to check out what you’re saying creates FUD, and what we need is clarity.
#6673 | Author: Tom Head | Date: Sep 5 2014
(And NotLikeU: I agree completely. I would have happily traded in Sam’s for a Costco; it’s an exciting possibility.)
#6674 | Author: Tom Head | Date: Sep 5 2014
TomHead, I agree that posting with one’s real name is better than posting anonymously, but I just started commenting and am hesitant to reveal my real name at this time. Suffice it to say, I am a resident near the area proposed for re-zoning and it is fair to take that bias into account. As for my points, I did attend the planning board meeting on my own accord, not even knowing any other opposition would be there. My points are easily documented: 1) That the city intends to re-zone more land than needed for a Costco: The Jackson Free Press states that Mayor Yarber indicated Costco would be built on the Memorial Field and Smith-Wills would not be torn down at this time. Yet, per publicly-available planning board documents, the city has asked that the Memorial Field, Smith-Wills, the city park next to it, and state-owned land across the street be re-zoned. That is more than the mayor himself says is needed for Costco. 2) That the city implied re-zoning would not change land use: As records from the planning meeting and news coverage show, the Secretary of State’s Office had concerns about whether the land at issue could be used for anything other than parks. In an apparent effort to ease concerns, the city noted that re-zoning would not necessarily change use. This prompted, per JFP, the attorney for the opposition to ask why the land needed to be re-zoned then. 3) use of the land for a Costco does not benefit the museum district: as JFP and other news coverage shows, representatives of the leadership of the Children’s Museum and the Sports Hall of Fame were at the meeting to voice strong opposition. They should know what benefits their own museums. 4) That the land in question is not vacant: The Belhaven University website shows that Belhaven uses Smith-Wills for baseball. Other coverage of the proposed re-zoning notes that Murrah High School has ties to the memorial field. As an area resident, I know that teams play frequently at all of the affected fields. 5) That the area being re-zoned includes a city park: Again, see planning board maps. At the planning board meeting, the opposition attending was especially angry that the city had not provided advance notice to them that the park would be re-zoned. 6) Costco might not ever come anyway: News coverage has frequently noted that Flowood is also under consideration even though its sites are less than ideal for a Costco. That explains my points. I would be happy to answer any other questions about my concerns, and if JFP approves this comment, I thank them and apologize for the length.
#6676 | Author: Jackson31 | Date: Sep 5 2014
Jackson31 belhaven and Murrah baseball is not that important enough to stand in the way of something that will benefit the whole city. Your argument is weak, baseball is a one time of year thing, that comes and goes. Costco will be a year round business. Do we sacrifice the good of an entire city just because some “angry residents” who barely uses the park are mad. Just think about an entire city being angry if we lose this opportunity.
#6678 | Author: NewJackson | Date: Sep 9 2014
NewJackson, I am aware that a Costco could be beneficial to Jackson as a source of tax revenue. It’s benefit to the entire city as a store, however, is limited, since it seems that Costco requires membership in most cases (I could be wrong as I’ve not researched the membership requirement extensively). In any case, Costco is clearly not aiming for the entire city as a customer base, as they seem most intent on a location that captures northeast Jackson and Flowood rather than west and south Jackson too (hence the supreme importance of a Lakeland location). And my point was not that the public lands in the Smith-Wills area need to be reserved for baseball. I was merely noting that the land is, in fact, used and not simply a set of vacant lots. The key question is whether the public lands are worth giving up for the possibility of a Costco. I don’t want any personal bias I may have to interfere with Jackson’s growth, as I care deeply for Jackson. But we citizens do need to ask questions about this deal. After all, the museums in the area are strongly against this as they correctly perceive that a Costco would interfere with the museum district. If the public lands in and around Smith-Wills are worth giving up for development, shouldn’t we simply re-zone all of the city’s parks? That way, we could develop them all and not have to expend any money on parks whatsoever.
#6679 | Author: Jackson31 | Date: Sep 9 2014
