Woodses ready to move for new plant
Gena Terlizzi and Scott Rochat
Thursday, June 21, 2007
Video
Hill's comes to Emporia
Jim and Sharon Woods talk about the impact they face after selling land for a new pet-food plant.
Jim and Sharon Woods are ready to move for a new pet food plant.
The two have farmed in southeast Emporia since 1978 and have lived in the same house since 1984. But soon the Woodses and their house will be moving, because Hill’s Pet Nutrition’s new plant will be going up where their home and farm now stands.
The land is on 80 acres in the southeast corner of the city. The western half is already owned by Emporia Enterprises, the city’s industrial development group. The Woodses own the eastern half, for now.
But, next year, their home and farm will replaced by a 300,000 square foot plant that will bring 100 jobs to the area.
And the couple doesn’t mind. In fact, they think it will be worth it.
“I think Emporia’s fortunate to get them. We need the business in this town with the way the economy is. Emporia needs more jobs,” Jim Woods said.
“Real happy for it. Real glad,” Sharon Woods added.
The couple said they’ve been in talks with the city for six weeks, but they just learned of the final decision Wednesday morning — the same day everyone else either saw it on TV or read it in the newspaper.
“We didn’t know until you called,” said Jim Woods. “Then we knew, so it’s kind of a relief,” Jim explained.
The two are leaving the plot of land, but they’re not leaving everything behind. They’ve already started making plans to have the house lifted up and moved into the field across the road, which they also own.
“We’ve got a good house,” Sharon Woods said. “It’s solid, it’s big enough for retirement. This is home.”
She said she wasn’t especially worried about having a pet food company for a next-door neighbor. For one thing, the Hill’s plant won’t be right out the door.
“We can get back quite a ways from the road because we own several acres there,” she said. “The house is going to be way back there. Besides, we’ve got along just fine with the iron plant here.”
That refers to Norfolk Iron & Metal, a warehouser and distributor in the neighborhood that supplies steel to manufacturers.
There is one hurdle before Hill’s can build. The Woods’ 40 acres must first be rezoned from agricultural to light industrial (I-1). The Metropolitan Area Planning Commission will consider the rezoning July 24.
The Woodses would not discuss the purchase price for the land. But they are relieved to finally have things underway.
“It was not set in stone until the company said ‘go,’” Sharon Woods said. “We know it’s a go now. It’s not in limbo.”
daveedailey (anonymous) says...
It will be a matter of public record as to the purchase price of the land. I can hardly wait to find out. Like all other deals around here you best believe that the land was over priced compared to other land in this same community. Iwould be excited too if I were able to pocket big bucks on my farm ground. Strange how they sold before the zoning. I wonder could they have gotten more money after zoning? Hmm, makes one wonder a whole lot about this deal. Also where they are moving has that already been rezoned also? Has enviromental services gotten involved or do they already get city utilities? Oh well, I wonder if these questions will be answered or if there will be an IRS audit.
June 21, 2007 at 2:39 p.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
I just took a few minutes to look up some ground appraisals on the internet. There must be gold or oil on that 80 acres!
June 21, 2007 at 3:20 p.m. ( permalink | suggest removal )
zoahjoe (anonymous) says...
What is the point of zoning in Emporia, if this project is already "a go" and rezoning simply a "hurdle". The Commission will consider "rezoning", sounds like the decision has been made. What a joke!
June 21, 2007 at 5:46 p.m. ( permalink | suggest removal )
MelissaE (anonymous) says...
Hmmmm. Would not discuss the purchase price?
How's $550,000+ sound to everyone?
M
June 21, 2007 at 10:06 p.m. ( permalink | suggest removal )
siamesefred (anonymous) says...
I doubt the sale is a done deal. I expect there's a contract to buy with contingencies, like getting the zoning changed. After all, if the zoning remains agriculture, Hill's can't build, so why buy the land and come. That's what has happened with other tracts in town.
If the DeBauge family can get five digits per acre for ag land for RETAIL use, why shouldn't a farmer clean up for industrial use. I just wish I had land close enough to anything to profit from it eventually. Instead, I've bought land so far out in the boondocks that NOTHING will expand that far for at least 2 more generations! But we all make our choices... I'll take isolation over neighbors any day.
June 22, 2007 at 6:50 a.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
Isn't it strange how things happen before the proper channels are even done? You will never convince me that some of the city officials aren't pocketing something on these deals. Oh, also, did you all know that Prairie Sage Apartments also got a five year tax break?? Just asking? They do not even have the apartments filled because the rent is so high (see ad in newspaper)! Also there are a couple more small company's here that are going to close their doors because they can no longer compete. How many locals are going to be hired to help build, plumb, electrify, cement etc. Guess what! Emporia just got another big screwing!!!!!!!!
June 22, 2007 at 8:33 a.m. ( permalink | suggest removal )
dayjob55 (anonymous) says...
Just out of curiosity do the Woods have to put in a new lagoon where their house is going to be moved to? How much will the city have to pay for that. Don't even try to tell me that the Woods' are paying for this themselves. One way or another the good citizens of Emporia are paying for this also. There are also the issues of who is paying for the environmental survey, etc. that needs to be done before a lagoon can be put in. Not cheap but I'm sure one way or the other we'll pay for that one also. Was the price of the land inflated to cover those little additional expenses?
June 22, 2007 at 8:46 a.m. ( permalink | suggest removal )
Paccifier (anonymous) says...
If you think this is a set up deal, and do not like the plant coming to Emporia, then you need to go to the Planning Commision Hearing on the zoning change- probably July 24, but then remember, there will be a final vote by the city or county commission that can accept, overturn, or send back to the Planning Commission their decision, so you need to be at that meeting also. Then you need to be prepared to stand up to those who need the 100 jobs created by this and tell them why you think they should not have the chance to better themselves, and provide for their families.
The city commission has final say on zoning decisions (unless it goes to court). The planning commission has been over-riden on decisions by the city commission before, maybe often. The planning/zoning commission should deal in only land use opinions, and not economic need, though that does not happen sometimes. Members are appointed to city and county advisory commisions at the end of the year- If you do not like what is going on- apply for a spot online- and you can help make decisions, rather than just crying from the safe sidelines.
June 22, 2007 at 10:41 a.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
Pac, where do you come from? You must be involved with this one way or another and are trying to sugar coat. First are they hiring their so called 100 employees from our community or are they transfering people from their other plants? Also when the building starts to be in progress are they hiring from the local community for all those positions. If you have answers to all these questions you must be involved somehow. All I see at this point is that my taxes are going to soar sky high with all the cities so called deals. Give me and the little people tax breaks then maybe we will sing a different tune and I am not just talking $5.00. Why are so many things kept hidden under the sheets in this community? Another thing, are the meetings going to be held when we can go or are they going to be held when most of us have to be at work to make a living? Are you related to snake?
June 22, 2007 at 10:54 a.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
Oh, I forgot to mention that Topeka would not offer them the tax break? What does that tell of our fine city and county governments??
June 22, 2007 at 11:03 a.m. ( permalink | suggest removal )
Paccifier (anonymous) says...
Dave- I have never had all the answers to anything- especially this- in the long run, We are not to far off if you read what I am saying- I have no idea where the staffing for the plant will come from once open- but neither do you! Hills is a successful company- as far as I can tell- they will probably only transfer in necessary people to run the plant-They just do not have the overabundance of employees elsewhere to transfer in everyone- If we pick up 50 to 75 Emporians that get jobs that has got to be a plus- Hills plants sit and produce- for the long run. Emporia's workforce produces also- You say that the plant will go away when the incentives run out- I say that there is just as good or better a chance that they will expand and grow- Topeka did not get the plant- and a big reason was that Hills did not want all their facilities in one place- We are away from Topeka, but close enough to be in range of the Topeka Home office. I hate that the city gives "incentives" for these things, but that is a fact of life in the United States- We are not giving tax breaks to the employees- they still pay retail sales tax when they buy things here, they pay property tax when they can better afford to buy a nicer home, or rent a better place. I can tell you I am not involved in this- I can just tell what is going on from maybe a more positive attitude that sets you off a bit- I do not like the location of the plant, there are to many houses there. I think that Hills will hire a contractor outside the city to build the plant- and that is their right to do so- and that will bring in more people during that time period who will also be paying sales taxes and bed tax and such- I think we give the incentives in hopes that we generate income in other places, like increased retail activity. And, if successful, when the incentives wear off, we get property taxes. Now, you are so sharp- why haven't you hit on the Longbine appearance of conflict of interst between his seat on the City Commission and his involvement in RDA/Emporia Enterprises whichever he is on.
June 22, 2007 at 11:29 a.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
I personally think very little of Longbine and Agler. I think the people of Emporia should be ashamed they were voted in. Any body knows a car dealer and bookeeper from Emporia are crooks. Why do you think they came back at me when I brought up the subject of vehicles being a lot cheaper in places like Oklahoma, Topeka, etc. and we allow them to make deals for our city!!! I also wonder the envolvement that Julie Johnson has with these deals. As long as these guys are around we will lose more businesses and people than ever before. I want to be convinced that money is not being pocketed somewhere on these so called wonderful dels that are going to make my life just the life of riley!! Please feed me no bs!
June 22, 2007 at 11:44 a.m. ( permalink | suggest removal )
Paccifier (anonymous) says...
Never BS you, or anyone- no need- I figure the facts/truth may be enough to piss people off- we just do not see it/ or cannot find it- Most of what we all think is our own experience, mine has been good/bad with the city- Mostly good. You need to remember when it comes to Planning/Zoning Issues- this is an advisory committee that does not always agree with the final outcome at times- The City Commission or County Commission has the final vote on recommendations from the PC (no, not politically correct, Planning Commission) While the PC is required to look at land use policy- and make recommendations based on that- the City Commission typically looks at many more things- like economic impact- that the PC is not supposed to think about, although they do.
Mom says lunch is ready- leave you now-
June 22, 2007 at 12:01 p.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
Oh, who did the appraisals on the Woods land? I want them to come do mine! Also does the new truck company on West 50 get a tax break and where is zoning and enviromental services with lagoon ideas on that one???? I hope some one can come back on this one.
June 22, 2007 at 12:33 p.m. ( permalink | suggest removal )
siamesefred (anonymous) says...
Get real. Appraisals don't mean a thing if someone wants your land badly enough. Why do you think people a few years ago were willing to spend $2,000/acre for 100+ acre plots? And most of these people just wanted to build a house outside the city. Certainly farmers didn't want to spend $2,000/acre for cropland or pasture.
That's why my family had to buy land up near Miller. It was still going for $400/acre.
It doesn't matter what the Woodses' property was appraised at. It gained in value as soon as Emporia Enterprises bought the 40 acres next to it. I'd bet if you were offered $25,000 an acre for your land, you'd sell in a heartbeat and not care who was building on it, what they were building or whether it was good for the town.
I know I would.
June 22, 2007 at 1:12 p.m. ( permalink | suggest removal )
Paccifier (anonymous) says...
Siamesefred is right- the appraisal makes no difference. The land will bring the price the buyer is willing to pay, and the seller is willing to hold out for- The right place at the riht time sounds fitting. Zoning has Nothing to do with lagoons OK? and there is already a corridor for business established out along West 50- and up the Americus Road- Go to the City Web Site- GIS services or Planning & Zoning- There is a map that shows the zoning of Emporia
June 22, 2007 at 1:47 p.m. ( permalink | suggest removal )
MelissaE (anonymous) says...
Help me out here:
Since when are the lagoons NOT part of any zoning regulations (countywise)?
I was under the impression that, in order to sell an established residence that does not already have a lagoon, zoning requirements say the lagoon must be put in & in working condition before it is able to be sold.
So, are you guys saying that the lagoon money can be escrowed & then constructed after the closing?
I truly don't know here, so please let me know. :)
M
June 22, 2007 at 2:20 p.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
Melissa, excellent question. Lets hear from someone, anyone on this one. I have been told that banks will not loan money if the lagoon is not already established. (from a realator). Also, if something already works why fix it? Why must someone pay to have enviromental services come to tell you where you can put it (tell them where the sun don't shine)? Also why do you have to pay to have a test dig which enviromental services also get involved in? Also, if they want all kinds of measurements form different areas on a property why do they not do it, instead of trusting the land owner? After all it so much fun to pay for useless people and their time not well spent. That brings in to mind another question of flood issues and flood plain maps. Just when are we (Lyon County) going to have official maps? How is the trucking company getting by and what bank is loaning them the money to build in an obvious flood plain on west 50? I have yet to see a lagoon put in that area. What are they doing that other people can not?
June 22, 2007 at 5:16 p.m. ( permalink | suggest removal )
Paccifier (anonymous) says...
The lagoon issue comes under the county sanitation code, not the zoning regulations, which is why it is administered by the Lyon County Health Department- (Not Zoning). The inspectors are from the Health Department. I think Ann Mayo is in charge of that office. I live in town, so have no experience with this- But I read about it in The Gazette, and had a co-worker just pass his inspection in the last couple weeks after a long process. Environmental Services is a part of the Health Department
June 22, 2007 at 9:33 p.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
Enviromental service is another joke in my book. It is all in how much money you can slide under the table. Ann Mayo does not even live in this county. The whole process for a lagoon is so ridiculous. Again a created position. It also has to do with flood pain maps and where you can locate a lagoon. Of course, FEMA has new maps but has not made them official because they say they are too busy. (Kansas City office). This is another joke for tax payers money. As far as I am concerned Lyon county should have left well enough alone. Again wasted tax money for created positions that apparently do not even exist. But of course if we didn't have zoning and enviromental services where would all these people get to meet for coffee????
June 25, 2007 at 8:54 a.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
Why is it that we go to so much problem and trouble when a box company wanted to come in where Modine was and we could do nothing for them?? Traffic? What a joke. Did we offer them a tax break? The answer was no. Now, someone tell me the whole difference in bring a company in that needs new everything plus a tax break versus a company that just wanted to move into an already existing atmosphere with no perks?? What, they did not come across with enough money under the table!!!
June 25, 2007 at 9:26 a.m. ( permalink | suggest removal )
vankamp (anonymous) says...
I'm so happy that the Wood's have plenty of land so they can set the new house back off the road. To bad the other neighbors do not have the same option.
June 25, 2007 at 5:05 p.m. ( permalink | suggest removal )
residentswhocare (anonymous) says...
vankamp, you hit the nail on the head with that comment. Emporia Enterprises and RDA obviously do not care about residents in this town. Have you driven down around that industrial area? What is that pile of dirt with sporatic trees planted supposed to do? RDA is so concerned about "what's best for Emporia", how can something like this be good for Emporia? Emporia is giving Hills all the perks, and will probably bring in their own trained people when it opens. So guessing there will be more negative effects for the surrounding neighborhoods than the additional jobs that the plant will produce.
June 25, 2007 at 7:16 p.m. ( permalink | suggest removal )
vankamp (anonymous) says...
I feel for the people that live near the Bio Diesel plant and Hills. They have probably scrimped and saved for years to be away from the city and the city rezones and moves in. I think new industry is great, but there are plenty of places where these 2 could have gone that would not have needed rezoning, but our city fathers chose to ignore that. I feel very lucky that I live on the west side of town because as long as Longbine and Agler are on the commission, I know they won't let these type of companies go in near their homes. They should be embarassed to say they represent the city. They represent their neighborhood. The people that I know that would like to fight this new rezoning are pretty much under the impression that the City Commission has made up their mind and nothing will change that. Many people showed up at the Bio Diesel hearings and the decision was made before the meetings even started.
June 25, 2007 at 8:20 p.m. ( permalink | suggest removal )
peanutbutter (anonymous) says...
daveedaily,you have made it a point in the past to let the readers know that you work very hard, and pay bills, and don't have a lot of extra money. Did you ever stop to think what you would have done in the Woods' situation? Walk a mile in their shoes and then post your comments. Also, why would Topeka give Hill's a tax break, they don't NEED them to boost their economy, Emporia does!
June 25, 2007 at 10:54 p.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
Peanut, do you think we need our taxes any higher because you think this is good for Emporia. You best believe I do not blame the Woods one bit, but it sure seems strange that their ground is all of a sudden worth much more than anybody elses. Why are we letting certain companies come here for tax breaks and not others? This question has never been answered. (Box company in Modine building). Yes I do think that Longbine and Agler are crooks! Think about it, one is a car dealer and one is a "bookkeeper". What better two people could go together! As always, Emporia is for the rich and you can not make me believe any different and that there are not some deals made under the table. Where are the majority of the people's votes on all this? It looks and sounds like most of the residents in that area are unhappy. Were any of them asked? I am beginning to see why more and more people are leaving this town all the time. What is offered that is favorable for any one to stay here. There are more crooked deals here than anyone can imagine!!! Also, why are the meetings held during the day, when most people have to work????
June 26, 2007 at 7:52 a.m. ( permalink | suggest removal )
Paccifier (anonymous) says...
Dave, Dave, You keep bringing up the Modine bulding- but remember, the City did try to work with the developer- The city ran into opposition from DeBauges, Dolly Madison, and still voted for the re-zone- Remember, the developer had a set timeline, and there is a lot of talk that there was so much contaminated ground below the plant, that the buyer was looking at prohibitive costs. You regularly bash Longbine and Agler, but you need to remember that they are not a majority in a 5 member commission- and with a filed petition on zoning issues it takes a super majority to pass anything- so don't just blast those two- I feel badly for those in the neighborhood as much as anyone- You seem to have a double standard- the city offers incentives to a firm that decides not to come, and it's they city's fault for not doing enough, and when they offer incentives to a firm that does come in they have done to much?
June 26, 2007 at 9:58 a.m. ( permalink | suggest removal )
daveedailey (anonymous) says...
You all have your eyes closed. Again, where are the tax incentives for everybody else??? All you see is a corner of the big picture as stated by someone else earlier on. Convince me that these companies will not pull out after their tax incentive and other perks run out. The complaint about the box company; was the traffic. What a joke for Emporia, but of course our leaders went with what Interstate(which is in bankruptcy) and them wanted, not what was best for us. It would have been a nice relief if someone was using that building. I love this forum, except for the fact, you only get hearsay for answers and never hear from the people that are involved. Of course they are too afraid to use their real names so if it is fact how would one ever know? I would also like to know why there are not any company's willing to buy land west of town that would cost much less, taxes cheaper and it has been for sale for quite a while? Where are the people who are willing to answer questions truthfully?
June 26, 2007 at 10:39 a.m. ( permalink | suggest removal )