[Winona Online Democracy] I don't know the feeling of the majority of Winonans or of the City Council about the Wal-Mart project, but if there is significant concern over the super center, there are things the city can do to stop or at least address some of the concerns. The web site that John Finn cited has some good information on the effects of Wal-Mart-type stores on smaller communities and some of the things you can do. My experience with many communities around the State bolsters my hopes for Winona making some positive steps towards shaping this deal.
Signing a purchase agreement does NOT "seal the fate" of the project, because any purchase agreement of this kind will contain a provision making the purchase contingent on local zoning approval. That's where the city's leverage is. Things to do: 1) Adopt an interim development ordinance (moratorium) immediately on any development over, say, 50,000 square feet in size. The moratorium ordinance would have to state that there is a concern over large developments and their effects on the local economy, character of the area, etc., and that current zoning regulations are inadequate to address the concerns. The ordinance would authorize a study to be done (by the city staff and Planning Commission probably) for some period of time, typically 6-12 months (up to 30 months allowed by State statute). During that time, no projects over 50,000 sq ft (or whatever number) are allowed. After the study is done there might be new zoning regulations developed that would address the issues and the moratorium is lifted. The moratorium ordinance would have to be adopted before Wal-Mart actually submits an application to the city, at which time the city would be bound to apply the zoning rules that are on the books at the time. That's why a purchase agreement isn't the trigger, the zoning application is. 2) Don't rant against Wal-Mart. Rant to your Planning Commission and Council to do something constructive for Winona. Wal-Mart will then fit in (or not) to the constructive design framework you have developed. 3) Study the experience of other communities around the country. Wal-Mart has a reputation of being a "bully" to local communities who don't know the power they have to shape the deals that come to town. You don't have to accept Wal-Mart's first offer if you have some idea of what you want and how to put it into the comprehensive plan and zoning ordinance. Winona certainly doesn't have to accept a "plain-jane" gray concrete block building with a hideous big blue WAL*MART sign on a stick out front (my biases are beginning to show). 4) Consider carefully how you want that part of the city to develop, or any area that could host such a large development. Is a large auto-oriented retail area with massive parking lots and one-story buildings the character you want, or can there be something more in tune with wider community interests - some unique identity and character, a real streetscape (instead of a parking lot), pedestrian connections, a variety of uses mixed together, etc.? If the east end commercial area is developing why not create a real "East Village" there instead of a series of parking lots? There are numerous examples of "big box" developments being designed into areas with other smaller storefronts, real streets, etc. around them. They are not the norm and Wal-Mart and others would just as soon do what they know rather than what some up-start community wants. But if Winona can articulate its needs and wishes, Wal-Mart and others will follow if they want into the Winona market. After the fact most businesses are delighted to be in a development with some character and identity instead of a "same-old same-old" suburban style layout. But often you have you have to drag them there kicking and screaming. The trend is definitely toward a more creative approach. 5) At the very least you can adopt design standards in the zoning ordinance that spell out brick, stone, and glass exteriors, with decorative block or stucco as secondary materials; coordinated earth tone colors for walls and roofs; and small, tasteful signage. Why shouldn't the largest store in Winona (if that is what it becomes) be clad in Winona stone vs. concrete block? Why should the sign have to be seen from Homer? A tasteful monument sign on the nearby roadways will suffice. That's a start - it's a large issue. - Phil Carlson, Mpls (city planning consultant for 27 years) _______________________________________________ This message was posted to Winona Online Democracy All messages must be signed by the senders actual name. No commercial solicitations are allowed on this list. To manage your subscription or view the message archives, please visit http://mapnp.mnforum.org/mailman/listinfo/winona Any problems or suggestions can be directed to mailto:[EMAIL PROTECTED] If you want help on how to contact elected officials, go to the Contact page at http://www.winonaonlinedemocracy.org
