As earth movers and pile drivers build the support structure to carry the Carson City bypass over East College Parkway, they work in one of the few underdeveloped areas of Carson City.
The interchange that will connect Highway 395 with College Parkway by Fall 2003 is already shaping the future commercial development.
"Once the bypass is in, the property along College Parkway will have tremendous freeway visibility and frontage," Jeff Shaheen said Friday. "There's a natural progression from the office and warehouse space we've built father east to retail commercial uses close to the interchange.
"We've held that property out that way, looking to attract national companies, whether it be a hotel chain, a shopping center or a national retailer."
About 80 acres of undeveloped property remain along College Parkway between Roop Street and Lompa Lane, most of it zoned light industrial. RL Shaheen Co. owns about 50 acres in several parcels and Al Bernhard owns a 26-acre parcel, making them the two biggest players in the area's future.
"I've had back up offers on that spot from Costco and Home Depot, in case their main locations didn't come through," Bernhard said. His parcel sits on the southeast corner of College Parkway and Hot Springs Road. "I also had some calls for things like a sports book. And I had it parceled out at one time and sold for an assisted care facility."
Bernhard said the property is now in one large parcel, since parcel changes are allowed in the Light Industrial zoning without needing local government approval.
"I didn't want to commit on the frontage pieces until I know what the main use will be," Bernhard said.
He said he bought the property about six years ago from Silicon Valley real estate speculator Gary Stokes, who still has a couple undeveloped acres between Bernhard's parcel and the Shaheen property.
Bernhard said the parcel, which has been cleared and leveled, is his first effort at commercial development. He has residential properties such as the Hidden Meadows subdivision and he owns Al's Plumbing & Heating.
RL Shaheen Co., JF Shaheen Construction and Shaheen-Beauchamp builders have been developing property on the north and south sides of East College Parkway for the past decade.
"In the early and mid-'90s were were building offices, warehouses and light industrial space. As it became more apparent the bypass would be built through here, retail commercial became more likely," Shaheen said.
First, restaurants like the Creekside Deli and Sonic Drive-In came in to feed office and warehouse workers at Shaheen Business Park North and South. Then Pioneer Citizens Bank, Irwin Union bank and Business Bank of Nevada leased space along College Parkway. Business Bank of Nevada is now constructing its own branch building, its first in Northern Nevada, on Shaheen property there.
"Now there's a hair salon out here, a fitness center nearby," Shaheen said.
But future retail businesses will be looking to draw people off the highway as well as serve those in the neighborhood.
Don Langson owns nine-tenths-of an acre kitty corner from Bernhard's that also has attracted inquiries because of is proximity to the interchange.
"I was approached by people wanting to put a Stop and Go mini-market there. But I want to lease it out and they wanted to buy the property," Langson said.
"These things aren't just convenience store/gas stations anymore. They also put in car washes, fast-food places, businesses like that. It's more like like a mini-mall right up against a highway.
"There's only a few locations like this left and I expect you'll see McDonald's and Burger Kings sprouting up on them."
Langson and his brother, Bruce, are partners in Parkway Manor Apartments, a 176-unit complex being completed on the triangle formed by Roop Street, Hot Springs Road and College Parkway. The apartments are on the last residential-zoned real estate near the interchange and are aimed at the high end of the apartment market.
"As you get closer to the interchange, of course, the value of the property increases," Shaheen said. Just how valuable the land becomes to eventual tenants probably won't be established until cars are driving along the bypass, he said.
"The decisions of these national businesses are really driven by traffic counts, the number of eyes going past," he said. "For that reason, I don't expect you'll see that kind of activity until the highway is completed. So we haven't master-planned that property yet"
Though the light industrial zone permits retail uses including gas stations, restaurants and stores, the city planning process will require review by planners of the specific uses to be located there, he said.
