Highway extension yields fertile ground

by Eric Olson

SBJ Reporter

eolson@sbj.net

The newest stretch of James River Freeway, between West Sunshine Street and Interstate 44, is ripe for development. Springfield and Greene County planners expect the seven-mile stretch that connects with Interstate 44 to turn Missouri pastureland into a robust mix of businesses and residences similar to what happened with southeast Springfield's Glenstone-and-James River corridor in the 1990s.

One of the pioneer projects on the scene is James River Business Center, a 65-acre development of contractor DuWayne Eoff and businessman Stacey Hammit.

"We're the first to stir some dirt out there," said Hammit, who is moving his businesses Carnahan-White Inc. and D&J Automatic to the new development.

Eoff's company, Eoff & Associates, broke ground about month ago at the site on Highway MM, north of James River Freeway in Brookline. Hammit's businesses will occupy two buildings on 23 acres. The remaining 42 acres, including 1,600 square feet that fronts James River Freeway, are for sale.

"All that land is up for sale out there," said Dave O'Dell, Greene County's chief building inspector who approved the first two buildings at James River Business Center. "It's going to be a hot spot once they get started on it."

The majority of available land approximately 200 acres, mostly zoned commercial, near James River Freeway and Highway MM is marketed by Nixa-based Empire Realtors and broker Keith Roberts. Roberts said the area is a hot commodity because of accessibility.

"It's planes, trains and automobiles out there," Roberts said, referring to the area's 10-mile proximity to the Springfield-Branson Regional Airport, the nearby Burlington Northern Railroad tracks, and the James River Freeway/I-44/Highway 60 connections. "We have a big opportunity based on access."

Springfield physician Terry Winkler sees opportunity every day as he drives between his Lawrence County home and South National office. He bought 19 acres a year ago at the northwest corner of James River Freeway and Highway MM, immediately south of James River Business Center. Winkler would not disclose the sale price.

"That corner out there seemed underdeveloped to me," Winkler said. "Most of these areas develop pretty fast along this James River corridor, and I suspect this will, too."

Roberts represents the owners of 34 acres at the northeast corner of the intersection and another 102 acres north of James River Business Center.

All of that land is zoned commercial. The going rate seems to be $1.25 a square foot to $1.50 a square foot, according to Roberts and Winkler.

Negotiations are moving rapidly, Winkler said.

"There is a fast-food franchise that is interested in the corner there," he said, adding that talks are also under way with a gas station/convenience store and a durable medical equipment provider.

Winkler intends to move his physical medicine and rehabilitation practice to a new building there, as well.

Historic move

Since 1952, Carnahan-White has been operating from 2155 S. Campbell. Trading it for a Brookline address has multiple advantages, beginning with a single location, Hammit said.

"We'll be under one roof, which will be nice. That was the primary reason for (the move)," he said.

Carnahan-White's electric gate division, called D&J Automatic, and ironworks shop are at 5346 S. Campbell.

Accessibility also was a big factor.

"For our type of facility, the egress to the highway was much more appealing than fighting Campbell traffic," Hammit said.

Hammit said the James River Freeway extension made this move happen. He and Eoff bought the land prior to the extension, but were aware of the plans.

City Utilities electric, and gas from Missouri Gas & Energy serve James River Business Center. The area does not have public sewers.

"It's very beneficial to have wastewater capacity. But, as we've found with Carnahan-White you don't have to have wastewater for commercial development," Roberts said.

On the horizon

Commercial hopes aren't all that's hanging on this area. Roberts said two new subdivisions totaling 72 acres also are in development.

The 52-acre Dulin Estates and 20-acre Rose Farm Estates, phase II, are located between Sunshine and Highway MM in Brookline. Lots are available in five-acre tracts for about $50,000 and 10-acre tracts for $80,000, Roberts said.

Roberts said landowners are providing what the market wants, prompted by the new highway.

"You can't make cows make the kind of money land does out there," he said. "That's just the luck of the draw for Brookline."

The village of Brookline is preparing for a business boom. Voters approved a $25 annual business license fee April 6, a first for the community.

"We just didn't have a lot of activity until the highway came through here, and now we're having more interest from people building and putting a business here," Ruth Sawyer, Brookline city clerk, said before the vote.