Sorry for the late start; there were glitches. Information to start flowing soon.

Hi. This is Journal-World reporter Chad Lawhorn. The Wal-Mart discussion is just getting started. As always, I apologize for any typos. This text does not have the benefit of copy editing prior to posting.

City Manager David Corliss reminds commissioners that there is still a lawsuit pending regarding development at the northwest corner of Sixth Street and Wakarusa Drive. He suggests that commissioners not discuss the specific issues of the lawsuit tonight.

Mayor Sue Hack also reminds everyone that there is no specific plan before the commission tonight. There will be no vote on a specific project tonight, she said.

Sheila Stogsdill, interim director of planning for the city, begins to review the history of the site. 1998 a request by The World Company, which owns the Journal-World, had proposed a campus style layout for 52 acres at the site. It would have been both office and retail. The zoning was approved but never plan never was implemented.

Then Dial Realy in Dec. 2000 proposed a 52 acre commercial development. That was later reduced to a 26 acre commercial development with about 200,000 square feet of commercial. The city commission denied it. Fall of 2001 the first 6Wak plan, the proposed developers of the Wal-Mart, was presented. It included 132,100 square foot building and two smaller buildings.

That plan was approved. But developers in 2003 asked for a larger building. First they asked for one about 200,000 square feet, then asked for 152,000 square feet. That was never approved. Instead the city commission directed an area plan be created for the property. That area plan reduced the amount of square footage allowed at the site significantly.

Then in Summer/Fall of 2006 the developers, 6Wak, agreed to a compromise that would limit the size of the Wal-Mart building to 99,990 square feet. The planning commission split 5-5 on that project. City commissioners also failed to approve that plan.

Chuck Soules, director of public works, explains traffic studies done in this area related to this Wal-Mart project. Explains that all traffic studies rate intersections on a scale of A through F. Says F rating means a motorist may experience an 80 second delay at an intersection. Sixth and Kasold is a C, or a delay of 34 seconds, for example.

“really what is important is what this community expects,” Soules said. “Is a 30 second delay acceptable.”

Says that the delay may only last for a portion of an hour or an entire hour. The service rating does not account for that, he said.

Soules continues: Says that W. Sixth Street was improved at the cost of about $15 million. The city spent about $5 million. Soules addresses concerns about a draft traffic model developed by KDOT. He says that model is no longer up-to-date. It does not use proper commercial development numbers. Also said that the model does not consider the possibility of a new interchange at 15th Street and the SLT, which would reduce traffic on Sixth Street.

Says there has been many traffic studies for Sixth and Wakarusa Intersection.

“We have looked at that very carefully,” Soules said.

Average delay during the peak hour would be 46 seconds, if the development is approved. he said that is better than both 23rd and Iowa and 23rd and Lousiana, which have delays of more than 50 seconds each.

“The Sixth Street corridor was designed to handle an increase in traffic. The proposed development obviously will add traffic to Sixth Street. Right now there is nothing out there,” Soules said of the portion of Sixth Street west of Wakarusa Drive.

Commissioner Mike Amyx: Asks Soules about the amount of commercial space the road was designed for. Also asks how much commercial space KDOT used in its draft traffic study.

Soules said KDOT used 1.2 million square feet of commercial in one scenario. Another scenario showed a 600,000 square feet model as well.

“At this point, we don’t think those models are up to date,” Soules said.

Soules said he thinks the corridor will handle the current developments already approved and the ones approved.

Amyx asks Stogsdill how much commercial development our plan shows for this corridor.

Stogsdill says that the plans do not exceed 1 million square feet.

Commissioner Highberger says his recollection of why KDOT created the traffic study is because KDOT had some serious concerns about what would happen if the full 1.2 million square feet of space was built.

“Is that a fair recollection,” Highberger asks Soules. He agrees that is a fair recollection.

Public comment begins.

Kirk McClure, Lawrence resident and KU professor in urban planning. Says that a new retail market analysis is needed. “If supply and demand is not in sync we;ll end up raising vacancy rates.”

Says that he and a team of people inspected 1100 buildings. Says from 1995 to 2007 the stock of retail supply grew by 3 percent. “If the demand is not growing fast enough, we have a problem.”

Says there has been questions about what he has included as retail space. He says if you measure only general merchandise space, it has grown by 3.5 percent per year.

On measuring the demand for retail space in a market, he said there is no one good way to measure it. He said probably the most reliable is to look at how much spending is going on. Says sales tax dollars are growing at 0.9 percent.

“The supply is growing at least three times faster than supply,” McClure said.

Said that a previous city study that suggested the city was losing many shoppers to other communities, is flawed. He said the best measurement of this, is by the Kansas Department of Revenue. It shows Lawrence is attracting more shoppers than it is losing.

Gwen Klingenberg: A west Lawrence resident. Says she wants to talk about traffic issues. Shows a map of Sixth Street that shows multiple side streets leading into neighborhoods. She notes that South Iowa Street does not have all those access points. Says 31st and Iowa size intersection is not right for Sixth and Wakarusa.

“Why would we want to build another 31st and Iowa at Sixth and Wakarusa?” Klingenberg asked.

Says that the KDOT traffic model is still worth looking at. Says that the model shows significant cut through traffic through the adjacent neighborhood.

She said studies from the East Coast shows that Wal-Mart traffic is three to five times the amount of other big box stores.

“The model still shows that there would be unacceptable service levels at the time of buildout,” Klingenberg said.

Jim Carpenter: Lawrence citizen. Says that the community is curious that the new commission has halted this lawsuit after one week in office.

“It seems they get another bite at this apple. That leaves a very sour taste in the mouth of many citizens,” he said.

Says that there is a perception in the community that “they have bought another chance” for the development to be considered.

“It has left a lot of questions with citizens,” he said.

He said he was ready for the issue to be decided in court. Says that has now been delayed until September.

“I would ask you to consider the perceptions you leave with the city at large when you take these actions,” Carpenter said.

Richard Heckler, Lawence citizens. Says big box stores has a lot of problems. Says there are wage problems with these companies. Says the city needs to focus more on attracting industrial businesses.

A note about what is going on in the room: During Heckler’s presentation there was a woman dressed in a black shirt and dark sunglasses taking fake dollar bills away from other members of the audience who were dressed in shirts indicating that they represented local businesses. Mayor Hack asked the woman to take a seat because she was distracting from public comment. She ultimately sat down.

Heckler continues: Says that a new Wal-Mart store would not bring new money to Lawrence but rather would merely shift money from one place in the economy to another place in the economy.

Scott Henderson, a Lawrence resident and a former member of the Board of Zoning Appeals. The Board of Zoning Appeals upheld a denial of a building permit for the proposed Wal-Mart. He said the Board of Zoning Appeals was wrong in denying that building permit. The Board of Zoning Appeals decision is a major part of the pending lawsuit against the city. Henderson was the lone vote in favor of the project on the BZA. He said the city did not have a good definition for what a department store was. The city denied Wal-Mart a building permit, in part, because the city said Wal-Mart is a department store, not a variety store.

“I ask you all tonight to settle this lawsuit. You are spending our tax dollars like water. That money could go to lots of other issues. I’m asking you to settle this lawsuit so we all can move on,” Henderson said.

William Martin, Lawrence resident. Says the issue is whether Lawrence can absorb the new retail.

“I think it is pretty obvious to everyone I have talked to in town, can see all the vacancies in town,” Martin said.

He said the city should be concerned about the downtown vacancy rate. He said downtown is what Lawrence really has to offer. He said if new development is allowed to hurt downtown, the city will be a “net loser.”

He said downtown Lawrence merchants are feeling slow retail growth now. He said it seems clear that the city doesn’t have the capacity to add the new retail growth right now.

“We have a special thing here. We need to preserve it,” he said. “To me now is not the time to grow.”

Beth Anne Mansur, Lawrence resident. Said she is saddened by the type of development planned. Said that a skating rink, additional skate park or other youth friendly developments would be more appropriate.

Graham Kreicker, Lawrence resident. Said he wants the lawsuit to go forward.

“Can’t constantly in our public lives tell people how we’re going to protect downtown Lawrence and then keep allowing building on the outskirts of the community, he said. Said that many, many national retailers sell guns. Said there should be a prohibition on selling guns next to a school.

Dennis Constance, Lawrence resident. Says this project represents the replacement of diversity with a monoculture. “It is like putting all your eggs in one basket.” Also said. “Lawrence has always prided itself in being unique. I don’t think it is in anyone’s interest to make Lawrence ‘Anyplace USA.'”

Betty Lichtwardt, Lawrence resident. Says the city should consider how many new pieces of infrastructure this project will require the city to invest in.

Mark O’Lear, Lawrence resident. Opposes the project, he said. “I don’t know that we need another Wal-Mart in town. I haven’t heard any complaints that the Wal-mart down south is too busy. I don’t think they are having to turn people away.”

Believes people on the northern end of town that shop at Wal-mart today will just start going to this new Wal-Mart. Says there won’t be any new money brought into town.

Says that there was a previous petition in the neighborhood that garnered 490 signatures opposing a new Wal-Mart at the location. Mentions that the city commission meeting room is full of people to talk about this subject. The lobby of City Hall also is about half full.

Also said that Soules comments about delays at intersections were misguided. He said there wouldn’t just be delays at Sixth Street and Wakarusa Drive. Said many intersections on Sixth Street would have significant delays, not just Sixth and Wakarusa Drive.

Susan Chi: Says she is concerned about pedestrian safety. Says severe traffic would diminish quality of life in the area. Also said that the development would add low-paying jobs to the community.

“How does this development add the type of jobs we’re looking for in this community,” Chi said.

She said she questioned whether this development would actually increase tax revenue in the city. She also said all the traffic studies looked at too small of an area. The studies do not look at the impacts on traffic in neighborhoods. Said the situation at Sixth and Wakarusa Drive area is much different than the South Iowa retail area. Says it is easier to cut through the neighborhoods surrounding the Sixth and Wakarusa area.

“This will have a lasting impact on our city. I hope you move very cautiously.”

Paula Pepin, speaking on behalf of the West Lawrence Neighborhood Association. Expresses concern about pedestrian safety, especially for children wanting to cross Sixth Street to go to the nearby indoor swimming pool operated by the city. Said the development would put more pressure on the city to install traffic calming devices in the adjacent neighborhoods. Says there are many residents concerned about the proximity this development has to Free State High School.

“I don’t know how you get teenagers to drive slower,” Pepin said.

Susan Harris. Harvard Drive and Stoneridge Drive. Says she does go to Kansas City for many shopping needs, but does not go there for Wal-Mart. Goes there for business clothing and other speciality retail.

“We do not need more big box stores or banks,” Harris said.

Says her big box store needs already are met in Lawrence. She said if more big box stores are needed, the intersection of Sixth Street and the SLT is the better location.

Joe (last name unavailable): Asks if the city is following Horizon 2020, the city’s long-range plan. Thinks the city should follow Horizon 2020. Also challenges the city’s assumptions on how much delay would be caused in traffic by this project. Said that 46 seconds in delay happens today with the existing development in the area.

“I think what we’re seeing here tonight is the silent majority waking up,” he said of the public comments against the store. “If you talk to many of the citizens, they are highly opposed to this.”

David Smith, Lawrence resident who has driven his children to Lawrence Free State High School before. Says it would be a “gravely irresponsible to put a traffic magnet next to a high school.” Says there will be accidents and there may be fatalities there. “If that happens, this conversation tonight will be remembered,” he said.

Name unavailable: Says she is concerned that the adjacent Dillons store at Sixth and Wakarusa will go out of business if Wal-Mart is allowed. Says she believes the Dillons building would sit empty and could cause blight to begin at Sixth and Wakarusa.

Allan Cowles, West Lawrence neighborhood resident. Says that he fears Wal-Mart, if approved for this smaller store, would quickly be back asking for an expansion of the store. Said that he is concerned that Wal-Mart has not publicly stated it won’t seek an expansion at the site.

“There’s a lot of concern that the city not be bullied by a giant corporation,” he said.

KT Walsh, Lawrence resident. Says that PlaceMakers Consulting firm that was in town to study Lawrence said that Lawrence had too much retail already.

Public comment period ends.

Commission comments and questions begin.

Commissioner Mike Amyx wants to look at the expansion of sales tax dollars downtown compared to the rest of Lawrence.

City Manager David Corliss said he thinks Downtown Lawrence Inc. has the report.

Mayor Hack: Said that: “It is our assumptiona and hope that another plan would be submitted.”

That ends the Wal-Mart portion of the meeting. She thanks the crowd for the public comment.Wal-Mart spokeswoman Angie Stoner said in an interview outside the commission meeting room that Wal-Mart would review whether it would submit a new plan for City Commissioners to consider. She said that the company likely would make a decision in the next few days. She said the other option the retailer would consider is whether to allow its lawsuit agains the city to move forward. The court is expected to hear that lawsuit in September.