JACKSON TAKES A LOOK AT GROWTH NEEDS

JACKSON -- The Jackson Board of Aldermen is expected to begin planning later this year for future20expansion of the city to increase available space for residential subdivision development.

Although not a problem at this time, city officials and realtors agree now is the time to plan for the orderly expansion of the city to accommodate the growing demand for new housing in the mid-to-late 1990s.

"It's not a problem yet, but in about 5-10 years, maybe even sooner, we're looking at a shortage of available land inside the city for residential subdivision development," says Jackson Mayor Paul Sander.

The mayor and local realtors view the shortage of land for housing as a positive sign for the future, and a challenge to the board to plan for the orderly growth of the city as more people locate in Jackson.

According to statistics from the city building inspector's office, annual new home construction in Jackson since 1987 has been above the 1980-1990 10-year average (43 homes) each year, except in 1990.

In 1987, 66 new homes were built in Jackson. In 1988, 74 homes were constructed. In 1989, 45 homes were built, and 40 new homes were built in 1990. Officials note interest rates went up in 1988, and fell at the end of 1990.

In 1991, home building in Jackson rebounded with 65 new houses constructed. In 1992, there were 62 new homes built. Realtors say most of the new home construction has been on Jackson's far north side and is upper income housing.

Art Blaylock, a realtor with Heartland Realty of Jackson and president-elect of the Cape Girardeau County Board of Realtors, says people move to Jackson because of what the community has to offer.

"It (housing construction) tells me that people consider Jackson a desirable place to live," he says. "They want their children to attend an excellent school district. They want to raise a family in a small-town atmosphere, but in a town where there are lots of extracurricular activities for children from kindergarten to high school."

Blaylock say the amount of land in existing subdivisions inside the city limits and the additional lots that can be created by extending those subdivisions will probably be filled in another three to five years, if the rate of new housing construction continues as it has in the past.

He says the time to start planning for the expansion of the city and the future need for residential housing is now.

"I think they (board of aldermen) should be looking for new land for subdivision development outside the city," he says. "We've already seen the price of available lots go from $7,000-$8000 to $14,000-$18,000. We already have a shortage of middle income housing in Jackson. Most of the housing that's being built right now is in the upper income bracket, $100,000 plus."

Blaylock says a reason for the shortage of middle income housing in Jackson is that homeowners now living in middle income houses who would normally move into, or build, more expensive houses are refinancing their current mortgages.

"That means fewer middle income houses are being built and fewer existing middle income houses are available for sale," he notes.

Because of the increase in home building the past five years, Blaylock says several subdivisions in Jackson are now in their second or third additions. They include Bent Creek, 1, 2 and 3; Trail Ridge, 1, 2 and 3; and Fairway Estates 1 and 2.

Other subdivisions experiencing growth include Oak Forest, Glendale, Broadridge, and Rosewood. In addition, a subdivision is now being developed along Greensferry Road, in the northeast part of town.

With new housing starts going up at a record pace each year, realtors say it won't be long before most of the land now suitable for residential subdivisions will be gone. But they say there is plenty of land outside of Jackson that's suitable for residential use. Some of the land is ready for development as soon as it can be annexed into the city.

But Sander says the city will not force anyone to come into the city against their will.

"Our effort to expand the city by annexation will be done strictly on a volunteer basis. When people ask to be brought into the city, we will consider their request," the mayor says.

Sander says one particular area of growth that is almost certain to occur first is along Highway 25 south, toward the Grandview Acres subdivision. Sander says efforts are under way by some of the residents of the subdivision to petition for a friendly annexation into the city.

"If and when this happens, we plan to take in other land located between Jackson and Grandview Acres that's been waiting to be brought into the city on a friendly basis," the mayor says. "The land is for sale now, but no one wants to do anything until we can get city services and utilities out there."

Sander says other areas suitable for annexation for residential development are along the north side of West Independence and along the west side of Highway 61, north of the city. Another area is in the vicinity of Greensferry Road and Route Y.

"Of course, the greatest potential for future residential and commercial growth will be along the East Main Street extension corridor toward I-55," Sander notes. "That is still many years away, and no development can occur until the street and sewer and water lines are extended out that way." The board of aldermen has adopted legislation that preserves the East Main Street corridor.

Sander says the challenge that faces the board now is to prepare for the expansion of the city by planning for the extension of water and sewer lines into those areas that will be annexed.