POLL: Some Citizens Oppose 'Retail on Steroids', New Walmart Zone Change Goes to Council

The Walmart tug-of-war continues Tuesday in council chambers, where city staff will present a second zone change proposal for the 21.5-acre swath of land situated in the northeast corner of the intersection of Bryant and S. Jackson St. necessary for construction of the Super Center to begin.

Currently, the area is a mish-mash of zoning districts, and a previous hearing on rezoning the area to General Commercial at the Planning Commission’s May meeting resulted in heavy opposition from nearby residents, who cited increased traffic, loitering and other nuisances as primary concerns.

Zoning the area as General Commercial would have clashed with a “Neighborhood Commercial” future land use designation, a city memo states, as unlimited height and outdoor display space would have been permitted.

In response, a request to rezone the area to Planned Development was submitted, which “will allow for conditions to be placed on the approval to ensure that future development is more compatible with the area and address the concerns expressed by area residents,” a city memo states.

Below: A convenience sample of survey responses from Monday evening at 7:30 p.m. until Tuesday morning at 8:54 a.m. of 1,158 responses from the San Angelo LIVE! and San Angelo Connection Facebook pages. The question:

The City Planning Commission voted against recommending to the San Angelo City Council their approval of Wal-Mart's application to change the zoning to allow a third Supercenter to be built on S. Bryant near the S. Jackson intersection. City Council can override the commission's "nay" recommendation when it meets Tuesday. Should Council modify the zoning and allow Wal-Mart to build a third Supercenter there?

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Since the onset of zoning and development proposals, “Fierce opposition” and comparably subdued approval of the proposed Rio Vista Walmart has been voiced by area residents, some of which have either filled out formal opinion sheets or submitted detailed letters expressing their resistance to the plan.

While 59 residents responded in favor of the Walmart, some 77 residents in the Century Park development signed a petition on July 30 in hopes of halting construction.

“While we appreciate the modifications made to the plan, which do reflect an improvement in regards to some of the concerns voiced by our homeowners, we want to reiterate our stance on Walmart planning to build a Super Center next door to our neighborhood,” Century Park Homeowner’s Association (CPHA) President Stan Meador wrote on July 30. “We are NOT in favor of it. If it weren’t a big box 24/7/365 retail on steroids that only survives on high volume car and foot traffic resulting in substantially increased traffic congestion in this area, particularly our neighborhood, we might have a different opinion.”

The letter goes on to list key points the homeowners discussed, including “fierce opposition” to a Jackson St. entrance; the desire to see an 8 ft. wall erected around the perimeter; a push for a xeriscaped feature between the wall and a new sidewalk with native trees to all be maintained by Walmart; written plans to mitigate littering problems and language on recourse if it’s not adequately enforced.

Increased traffic, “attracting undesirable elements”, trash and criminal activity have also surfaced as common concerns among residents who wrote to council members, while others mention destruction of roads and undue noise as nuisances to what residents thought was a “retirement community”.

“Century Park Homeowners are being pushed into accepting a decision by corporate America to construct a superstore within a stone throw of our neighborhood and of course the outcry is being ignored by the media and elected officials,” resident Tom Montgomery wrote on Aug. 19. “The minor proposed changes do nothing to promote acceptance as Jackson Street will be a washboard in less than a year and traffic will be horrible and far worse than envisioned. Greed has taken hold.”

Montgomery’s letter continues to list the qualities of the quiet neighborhood that could effectively be disrupted with increased traffic and trash, and touches on the argument that property values will increase with a pointed “If that’s true, then I’m sure Bentwood, Butler Farms and the Bluffs cannot wait until they get their Super Walmart centered in their neighborhood.”

“If we lose, and a store is started—for sale signs will be going up faster than airline tickets—then Walmart can once again carve a notch in their gun of construction,” Montgomery closes. “Thanks again and I will ask once more—just what did I or my neighbors do to you folks to deserve a nuclear option…”

Despite the sharp words and detailed descriptions posed by opponents of the new Neighborhood Market, several of those in favor of the development found areas of positive impact.

Max Jacobs, a resident in the area, voted in favor of the development, stating, “…it will help alleviate traffic problems at the Sherwood Wal-Mart, which is brutal, traffic-wise.”

Three business owners in the area submitted copy-and-paste comments when they voted in favor, stating that the area is in need of services; the proposed retailer offers incredible economic development for the area; and the “applicant’s new plan has taken into account the concerns of area residents and has created nicely landscaped barriers”.

Of the 59 residents and business owners located in the area that support the development, the overwhelming majority cited “convenience” as a plus for their families, who currently have to travel to Sherwood Way or 29th St. to take advantage of smiley face rollbacks.

Proximity to ASU, new employment opportunities and an increase in tax revenues were also among the comments made by those in favor.

A proposed amendment to the city’s vision plan and a proposal to rezone the area to pave the way for Walmart’s construction are the first two items in the council agenda for public hearing and comment Tuesday, and both have been submitted with a recommendation for approval by city staff.