2131 Terrace RD

A recently published book The American City, What Works and What Doesn’t was written by Alexander Garvin, a distinguished practicing urban planner on the faculty of Yale and consultant, developer, and former planning commissioner for New York City. This book is based on his own extensive research of urban areas throughout the United States. He examines many major projects in American cities, and describes which have benefitted their cities and which have not, and why. In his chapter on retail development in America, in the beginning paragraphs (page 116) he states,

“...In most cases, consumers choose among stores that compete within the same trade area...

“All too frequently new shopping facilities divert customers from other commercial districts, causing vacancies and property deterioration...

“If we are to improve our cities and suburbs we must favor projects that benefit surrounding communities and avoid public investment in retail facilities whose success is detrimental to other parts of town [emphasis added]. We also need to be sure that the induced private market reaction justifies any public action that is necessary to restore or create new retail facilities...”

Our comprehensive plans, from the “Bartholomew” plan of the mid-sixties through Plan ‘95 and Horizon 2020, have made the same point–-that the retail supply should reflect the actual current market demand in terms of the whole community. However, in Lawrence, “demand” has sometimes been interpreted more personally. For example, in the 1960s the City Commission was requested to rezone a small lot on the corner of a major thoroughfare in a totally undeveloped area and contrary to the comprehensive plan. A member of the audience pointed out that it would be overzoning and that there was no “need,” for it at that time. The applicant, a well-know citizen, replied, “But there is need. I need it.”

We cite this example to illustrate the importance of unbiased planning decisions based on current conditions, and how necessary it is to follow our planning principles and make decisions on hard facts. The most recent independent analysis of the state of our retail market by outside consultants is that by PlaceMakers, who compared us with other areas and found that Lawrence “...is overbuilt by 20 to 30 percent. Where a market such as Dallas provides 40 square feet of retail space per person, Lawrence has 51 square feet per person.”

Because Lawrence is a relatively small city, it is sometimes difficult for our decision-makers to be completely objective. In the critical case where the welfare of our community is at stake, both from the perspective of traffic safety and retail health, we urge the City Commission to get the actual current facts from expert, disinterested sources and then make unbiased decisions on the issue of the 6^th & Wak development. On both counts–traffic overloading and too much retail use, the facts seem to be against “Big Box” or intensive development at this northwest corner of 6^th and Wakarusa.

Sincerely yours,

Betty and Bob Lichtwardt

From: Wickma@aol.com [mailto:Wickma@aol.com]
Sent: Monday, April 30, 2007 8:26 PM
To: Bobbie Walthall
Subject: Comment on Proposed Big Box store for 6th & Wakarusa

April 30, 2007

City Commissioners

RE: Proposed Wal-Mart Store at 6^th Street & Wakarusa Drive

Dear City Commissioners: For 8 of the 10 preceding years I have traveled to all parts of Kansas selling to the local independent gift shops in all counties. The owners of the shops and whoever of their customers came in during the appointment would ask where I lived, because many of them thought I traveled from Kansas City, MO. When I answered, Lawrence, the comment would inevitably be “I just love downtown Lawrence, you have so many cute shops and such a great atmosphere. It is so much fun to shop there.” There was not one person who mentioned the Big Box Stores or the “fun” of shopping the 31^st and Iowa retail area.

I would challenge all commissioners to travel to such cities as Pittsburg, Parsons, Independence, Coffeyville, Ottawa, Emporia, Wichita, Pratt, Hutchinson, Salina, Newton, Hays, Goodland, Colby, Beloit, Atchison, Hiawatha, Sabetha, Seneca, Topeka, El Dorado, Dodge City, Garden City, Liberal, Leavenworth, Marysville, and the rest to see what the likes of the proposed Big Box retailer has done to the former downtown retail areas. After you have seen the lack of independent retail in most of the above cities and towns, you will see how unique we remain in comparison to other cities in Kansas. As of Sunday, April 29^th, there were 11 empty storefronts on Massachusetts Ave, only one had an Opening Soon sign in the window. I read where one of the Commissioners, as a candidate, said he thought downtown was doing just fine. The question I have for the City Commission “Don’t you talk to your downtown business owners?” Retail has not been “just fine” in Lawrence since 2001. Rents are high because the real estate taxes are high because the property evaluation is high because property owners have speculated that sales will keep increasing in the downtown stores while retail traffic is down primarily, from my point of view, because Lawrence does little to promote downtown. Are Big Box retailer’s real estate taxes based upon the sales generated at their store?

When speaking with Lawrence residents, I tell them that I take my out of town guests downtown Lawrence shopping (which the love) while many, many Lawrence residents have said to me “I never go downtown, I take my out of town guests to the Plaza”. It would benefit this city more to focus towards attracting, retaining and promoting downtown Lawrence retail establishments rather than the development of another Big Box retail area.

My particular dislike of an additional Big-Box retailer to be located at 6^th and Wakarusa is multi-layered:

1: This is near where I live. If I wanted to live near a Big-Box retailer, I would have moved to the 31^st and Iowa area.

2: The increased Big-Box retail traffic when combined with the Free State High School traffic PLUS the increased traffic from the new residential development northwest of

FSHS PLUS the increased commuter traffic to the K-10 traffic-way would substantially reduce the livability of our area. Streets that are only traveled by residents would now become congested with increased retail traffic traveling to avoid major congested intersections and thoroughfares.

3. I have noticed that many of the lower paid service jobs are held by people who can’t afford to live in Lawrence. Rather than creating living wage jobs for residents, a Big-Box retailer would create jobs for people who live, shop, and socialize elsewhere. Is this the vision the City Commission has for Lawrence?

4: If a Big Box Retailer wants to help a neighborhood, why not locate a store in North Lawrence? There is little existing retail, good access and visibility from I-70, the former outlet mall area which is already paved and would probably be welcomed.

The developers of the proposed Big-Box retailer, I believe, do not really think about shopping. It is said, and I firmly believe it to be true, that women go to shop and men go to buy. However, I also believe studies show that women do 85% of the purchasing of consumer goods. I don’t believe that women go to “shop” the Big Box retailer, they go there to buy the basic goods and get the heck out of there because the “shopping” experience is so unsatisfying. When was the last time you know of two or more women who have made plans to “go shopping” and “do lunch” and carried out those plans by going to a Big Box retailer?

I understand from the article that this is a “land-use” issue, not addressing the pro’s and con’s of a particular retailer. I believe the original zoning did not allow a department store, I also believe the proposed retailer has advertised itself as the “Biggest Department Store” in the US or the World. I would be in opposition to any of the Big Box retailers locating at the particular intersection of 6^th and Wakarusa. The city should have learned from the 31^st and Iowa development, where one Big Box retailer locates, others come as well– what will you say to the next one?

Melissa Wick

1408 Stone Meadows Drive

Lawrence, KS

841-4108

From: Vera DeMott [mailto:demartin@sunflower.com]
Sent: Monday, April 30, 2007 8:38 PM
To: Bobbie Walthall
Subject: Wal-mart plans

In answer to the city's request for comments on Wal-Mart's proposal for a second store, at SixthStreet and Wakarusa Drive, I'm appalled at the thought of needing a second Wal-Mart in a town the size of Lawrence. I have measured the distance between the store at 31^st & Iowa and the proposed store on Sixth and Wakarusa and found that there are only 6 miles between the two. It seems to me that this distance is a minimal amount for shopping in Lawrence. I feel that the additional convenience the two stores might offer would not justify the damage a second Wal-Mart would do to the city and its character. Vera and John De Mott, Lawrence.

Tom Lorenz, 1546 Rhode Island called to say he is very much opposed to a Wal-mart at 6^th & Wakarusa for lots of reasons. He wasn’t’ able to send an email or drop a letter by. I will add this email to the citizen comments.