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June 27, 2007
Field of Dreams:
Is there hope for Economic Development in Broadview Heights?
By Joe Price
A vision without a plan is but a dream. On June 26th I attended a “meet the candidates” night hosted by the Brecksville-Broadview Heights Democratic Club. In attendance from Broadview Heights were 4 council at large candidates, a ward council candidate and 3 of the 4 mayoral candidates. We were all graciously given 5 minutes to speak to the residents in attendance, as well as 5 minutes to answer questions from the residents. All the candidates provided a brief presentation of their desire to serve, why they choose to serve and what they hope to accomplish in serving the residents of Broadview Heights.
During each of our lives there have been people, events and moments that have impacted the way we think, the way we act and the way we react. The people, events and moments become imprinted into us, part of us, often molding us into what each of us is today. I woke early this morning thinking about what one council candidate addressed during his presentation. His presentation was well thought out, he did not read from a prepared speech but choose to speak from the heart. He stated in part that a certain candidate speaks of economic development at I77 and Rt.82, he went on to address empty office space at Rockside Road and empty office space at I77 and Rt.82 along with yet to be built and possibly never will be built office space on the northeast corner. This coming from a candidate that I support and endorse knowing that he will continue to serve the best interests of Broadview Heights and its residents. While I disagree with his overall view of the I77 and Rt.82 corridor, clearly our differences come from our different backgrounds, education and vocation as well as the people, events and moments that have developed our abilities, knowledge and vision.
Growing up in the 1960’s, my life was greatly impacted by JFK, LBJ, RFK, Martin Luther King, Hubert H. Humphrey and Richard M. Nixon. I witnessed the development and worldwide growth of McDonalds, Coca Cola and Pepsi and of course America’s triumphant landing on the moon that fulfilled the vision of JFK. As a young boy in nearby Brooklyn, Ohio I was fortunate to have many exceptional successful business and civic leaders as mentors that lived and served as an example for me to follow. Born in me was an entrepreneurial spirit. Self employed at the age of 8 when I became a carrier for the Cleveland Press, I quickly became more that a paperboy to my customers as I began cutting their lawns in the summer and clearing their driveways in the winter. To my neighboring parents I was the young man that repaired their children’s bicycles and serviced their lawn equipment. To the elderly I was someone to clean their gutters and painted their homes. Even after I entered corporate America and attend college I worked on my own providing home improvement services to family and friends. While working for the General Tire and Rubber Company and later the Firestone Tire and Rubber Company, I again was mentored by many seasoned successful businessmen. At age 21 my ability to rapidly learn, combined with my style of creative leadership, thrust me into management with General Tire where I became the youngest retail store manager in the country and possibly the youngest to ever serve in that position.
Early in my business career many corporations stood out as economic driven examples, none greater than the McDonald's Corporation under the leadership of Ray Croc. In December of 2006, in an article titled “Being One Step Ahead” I write “One example of being one step ahead is the McDonald’s corporation. In the 60’s and 70’s demographics were the key to their success, utilizing location along with population and economic growth.” McDonalds founder Ray Croc believed "If you work just for money, you'll never make it, but if you love what you're doing and you always put the customer first, success will be yours.” He built an empire believing and living just that. In the process he changed economic development in the United States and beyond. McDonalds became the “anchor” business for economic development. Where McDonalds built others followed. In my May 2007 publication of Broadview Heights Banner I shared a story entitled A Tale of Four Cities. The examples used included Berea, Brooklyn, Brecksville and Broadview Heights. Brooklyn’s first of 3 McDonalds was built at Tiedeman and Brookpark Roads in the early 70’s. Previously this area had little development which included a small gas station, the anchor store for Forest City Enterprises and a small tavern. The only industry nearby was Baker Manufacturing and the Brooklyn Golf Course to the immediate north.
While McDonalds was not the first to locate there they became the anchor of what was to come. Just to the north the State of Ohio had long been purchasing land needed for the I480 project that was to be completed in the late 70’s. Seeds were being planted, the stage was set and now let’s take a look at what has happened since. Soon after McDonalds located there, Pizza Hut and Long John Silvers followed. Makro (Now Sam’s Wholesale Club) was built to the east along with Burger King and the Forest City Enterprises land has been redeveloped into a local anchor store for Home Depot, along side is another wholesale floral business, in front of that a Gordon Food Service outlet and in front of Home Depot you’ll find a IHOP Resturant. To the immeadiate north you’ll find a Perkin’s and an ALDI store. To the east of Sam’s Walmart has located and to the east of Walmart is the upscale Westside Automotive Group multi-brand auto dealership. Let’s not stop there. Just as I480 opened The Plain Dealer located its publication and distribution center on the northwest corner of Tiedeman and I480. On the southwest corner Key Corp redeveloped the former Baker Manufacturing site buliding a Multi-level upscale office complex along with multiple restaurants including: Panera’s, Max and Erma’s, Carrabba’s, Wild Ginger and Cracker Barrel. Across the street you’ll find 2 hotels, Extended Stay America and Hampton Inn as well as the additional resturantsTGI Friday’s, Don Pablo’s, Chipolte and Steak-N-Shake. This area where there once was 1 building material store, 1 manufacturing corporation and 3 small businesses, you’ll find more than 31 businesses with the recent addition of a new Fifth Third Bank, all prospering and paying employment income taxes, greatly increased property taxes along with supporting Brooklyn’s financial stability today and in the future. And theres room for more… on the northwest section as well as on the Key Corp property.
What does this mean to the City of Brooklyn and the Brooklyn City Schools? An estimated $ 2,000,000.00 plus in additional annual income. Police and Fire… well funded. Schools… well funded. City services are superior, senior’s lawns are mowed for FREE, driveways cleared of snow for FREE just to mention a few. Recreation… superior… recreation debt to service… none, paid in full. Property assessments for sidewalks, sanitary sewers, storm water and rubbish… none.
What does all this mean here in Broadview Heights? Build it and they will come. Offices don’t want to locate where there is little to no dining, hotels will not locate where there is no dining, shopping and/or entertainment. Each will enhance and support the other. In Brooklyn, the Tiedeman-Brookpark-I480 corridor is a business retail district. Distance from residential properties and yet close enough for convenience. The same situation and opportunity exists at Rt.82 and I77. Some residential properties have already been cleared to allow future development. Many current business owners are willing and open to redevelopment, if we don’t allow opportunity to once again pass us by!
Ask yourself this, if you were to build a $50 million dollar multi-story office complex, would you build it on virgin land with no environmental concerns other than storm water retention or… build it on a construction landfill where storm water retention will still need to be addressed along with the concerns of multiple environmental issues, the probability of methane gas and the additional cost of methane gas abatement and the additional extensive costs of foundation construction required on a land fill. This is why Broadview Heights has not been able to locate offices on the northwest corner of I77 and Rt.82. This is the reason why you see offices on the northeast and southeast areas and not on the northwest area. Why are there not more offices on the northeast and southeast areas? Lack of supporting enterprise… dining… shopping… and entertainment.
Solution… Plan it and Build it and they will come. Just as in Brooklyn, economic development had to begin with a vision, followed by a plan and built by design. The offices already in place will become more marketable to northeast Ohio, vacancies will be reduced, additional offices will be needed and built, city finances will be considerably strengthened, and Broadview Heights' residents will not have to travel outside of their city to dine and shop. Yes Police, Fire and City Services will need to be added but at a cost that will be but a small percentage of the additional revenues the city will benefit from the added commerce created.
Last night I couldn’t help but feel disappointed as I listened to someone I know and trust speak about economic development in a dim light. Knowing that he lacks an extensive business background I could understand his shallow belief that economic development would not succeed at I77 and Rt.82. That said, I know for sure he has a lot to offer the city of Broadview Heights in the areas of his expertise. In part I write this article so that he and you will begin to see the multiple possibilities before us. Economic Growth can occur as I have described provided hope remains and a plan is in place before opportunity passes us by… yet again.
Ray Croc often said "The quality of a leader is reflected in the standards they set for themselves." Does the Mayor and our Council President exhibit the standards and quality you seek in their elected positions? This is why I seek the office of Mayor.
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Quotes from Mr. Ray Croc – Founder of the McDonald Corporation
“The two most important requirements for major success are: first, being in the right place at the right time, and second, doing something about it.”
"If you're not a risk taker, you should get the hell out of business."
“Take calculated risks. Act boldly and thoughtfully. Be an agile company." |
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