A major construction project is underway in the Fondren business district with more coming soon. Along North State Street on the Fondren strip, an entertainment venue that promises a movie theater, restaurant and bar with bowling alley and a tiki bar is shaping up.
Across the street on the corner of Duling and State Street, an existing office building’s top two floors are scheduled to be converted into apartments and plans for a new apartment building with parking garage behind the Duling School property have been announced. The Fondren strip project includes a large parking lot in the back.
While each development will draw additional people to the area and contribute to the tax base of the city of Jackson, what remains to be seen is the effect on parking in the popular business district. Already, some drivers have been known to circle countless times to find a parking place near their destination.
If you’re trying to score a parking place at Woodland Hills Shopping Center during lunch time, good luck, according to Barry Plunkett, owner of Interiors Market at 695 Duling Ave.
It’s tough to do from 11:30 a.m. until 2 p.m. as people grab a bite to eat at Brent’s or takeout at Corner Market.
Parking at the shopping center at peak times also becomes precious because some people mistakenly think it’s a neighborhood parking lot.
“It’s specifically for the shopping center,” Plunkett said of the 80-space lot meant to accommodate customers of eight tenants.
“If someone parks and starts across the street to Duling, I will very carefully and kindly say, ‘This is for the shopping center only.’
“I point out that behind Duling there’s a huge parking lot. Nine times out of 10, they say they didn’t know. One person out of 10 isn’t nice.”
Rebecca Garrison, executive director of the Fondren Renaissance Foundation, admits many consumers expect front door convenience because that’s what they’re used to having.
“My observation is that there is ample parking in the business district, but the parking supply might not cater to the convenience factor that people have come to expect,” she said, noting that a survey several years ago showed there was ample parking.
Developers Andrew Mattiace and Mike Peters plan to convert the top floors in Fondren Place, which is located at North State Street and Duling Avenue, from office space into luxury apartments. The conversion will free up the100 parking places employees who worked in that space available.
The developers plan to build a new structure, Fondren Place Phase 2, that will consist of 130 one- and two-bedroom units in four floors over two floors of parking, behind the Duling School complex. Construction is expected to take about two years after the city of Jackson grants approvals.
The first floor of parking for Fondren Place Phase 2 is meant to support existing commercial uses along Duling Avenue.
The two floors of parking for Fondren Place Phase 2 are expected to result in a net increase in parking accommodations over what exists.
During construction of Fondren Place Phase 2, neighboring Fondren Church will provide parking, and the first two floors of parking for Fondren Place Phase 2 will be open to the public while the residential floors are built.
Developers are typically concerned about ensuring adequate parking for their tenants and customers because they need it to lease space, said Jordan Rae Hillman, director of planning for the city of Jackson.
The Fondren business district is zoned as an Urban Town Center Mixed Use District and as an Urban Village Mixed-Use District.
In an Urban Town Center Mixed Use District, parking requirements are reduced by 50 percent due to the urban environment. For example, a multiple family development requires two spots per unit but in an Urban Town Center only one spot per unit is required.
“There are formulas for shared parking for when a mix of business and uses occur in the same area and property,” Hillman said. “Some spots may be primarily used during business hours versus spots used primarily overnight. There are additional rules for parking garages/decks.”
Garrison, who expects the entertainment venue on the Fondren Strip will bring an increase in visitors, said perhaps a parking management plan should be in the future of Fondren.
“Additional parking should be discussed, along with other strategies like paid parking, more formal shared parking, valet parking and bicycle parking,” Garrison said.
“There are also fairly affordable apps we could consider deploying that show people where real time open parking spaces are, which would eliminate the unnecessary traffic of driving around looking for an empty spot.”
Nathan Glenn, owner of Rooster’s and Basil’s in Fondren Corner, regularly hears the complaint that there’s not enough parking.
“We have parking, but the spaces fill up,” he said. “We also have the parking deck. The old dry cleaner across the street is empty and people park there.
“Part of the problem is people are in a hurry and time-constricted, especially at lunch, and want to run in and pick up something to go. That’s why we have 10-minute parking and offer curbside delivery through our online ordering.”
“At the end of the day, a perceived parking problem is a good problem to have,” Garrison said. “It means you have a healthy vibrant business district that people want to engage with. But it’s also an issue to keep an eye on because there’s a point when a real lack of parking tarnishes the vibrancy.”
