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Potential North Chatham Wal-Mart
 CCEC Bulletin - July 6 , 2005

On this page: 

What We Know and Don't Know  


Q&A about Wal-Mart    


Impact on Chatham-Chart     


Bibliography  



ABOUT WAL-MART :
 WHAT WE KNOW, AND WHAT WE DON'T KNOW.
                
Many citizens have been reading the newspapers and then asking questions about the possibility of a SUPER WAL-MART SHOPPING CENTER making its appearance in northern Chatham along Route 15/501. Our effort now involves collecting facts and the views of the citizens of Chatham County.

Officially, NO APPLICATION has been filed with the County as of this date; so officially there's no Wal-Mart, only conjecture and a very large rumor!!

WHERE IS THE PROPERTY LOCATED?

The property (subject of the rumor), is located on the East side of Route15/501, North of Old Lystra Road (where the UNC Park and Ride is currently being excavated) and South of the ALR store opposite Smith Level Road intersection.

The property is owned by Lee-Moore Oil Company of Sanford. The acreage mentioned in various news articles is 62.9 acres; 20 acres of which are zoned for commercial use and  42.9 acres of which are zoned for 1 house per acre.

WHAT DOES THE ZONING MEAN?

The 20 acres, since it is an approved use, would not require a public hearing, nor approval by the Chatham County Board of Commissioners to become a shopping center. An  application would have to be filed and then reviewed by the Chatham County Planning Department.

In order for the remaining 42.9 acres to become part of a shopping center, it would have to be re-zoned for commercial use. This re-zoning process would require a public hearing, review by the Planning Board and a vote by the County Commissioners.

Both parcels are located in what has been designated as a WS-IV Watershed Areas-Protected Area by the county-wide Chatham County Watershed Protection Ordinance. The provision of this ordinance will limit the impervious surface (e.g. build-upon) area of a proposed shopping center to 24% of the property.

WHAT IS THE N.C. DEPARTMENT OF TRANSPORTATION SAYING?

In order for the property to have a direct access point from 15/501,  the new road divider would have to be opened up. If the DOT refuses to do that, property easements would be needed from three property owners of neighboring properties for an access roadway.

WHAT IS A SUPER WAL-MART?

It usually contains the following: groceries, clothing, toys, household products, hardware, electronics, video tapes and CDs, a pharmacy drug store, tires and automotive supplies, craft supplies, stationary, pottery, a garden shop, sewing notions and materials, pet supplies, an optical shop, beauty shop, one hour photo and a fast food restaurant, etc. Wal-Mart is usually the anchor store with other non-competing stores such as banks, investment operations, gas stations, and restaurants surrounding it. Super Wal-Marts that opened this year in Raleigh, Hickory, Charlotte and Asheville have included such additional retail services as a portrait studio, hearing aid center and their own wireless cellular phone sales center.
  
HOW WOULD I BE AFFECTED?

The affect would vary, depending on your viewpoint, what your knowledge is about Wal-Mart, where you live, your commute to your place of business, shopping, etc. As we wait for the DOT decisions, we want to learn the views of citizens.

WHAT CAN I DO?

1. Supply us with additional facts about a Super Wal-MART - its policies, its impact on businesses - large and small, its economic impacts, traffic issues, etc.

2. Speak with people you know - family, friends, neighbors, small storeowners, large stores, etc. to gather input. How do people feel? What are they thinking? 

3. If you find people who don't know about CCEC, get their names, snail and e-mail addresses, telephone numbers, so we can add them to our list-serve. And if you also know people who have some special knowledge that could be useful to us - that's a plus. (Let us know)

4. CCEC will be staying on top of this issue. If you hear of something unusual... (Let us know about it)
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Click here to see the traffic study for the Wal-Mart location.
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Talking Points for July 28 Meeting
The following “talking points” are intended to set the tone and focus for the public Wal Mart meeting of July 28.  Anyone in attendance may be asked by someone else to comment on the purpose and intents of the meeting.  The following are suggestions to “keep us on the same page.”
The PRIMARY INTENT/PURPOSE of this meeting is INFORMATIONAL.
We want to focus on those things to be considered if/when there is an application.
NO APPLICATION from Wal-Mart has been filed with the County at this time,
Although various “signs” point in that direction.  That is the impetus for this meeting.
There appear to be at least three predominant views on this possible proposal:
Those who believe Wal-Mart is a positive force in that the consumer pays less for goods and Wal-Mart pays taxes to the community 
Those who won’t on principal shop at Wal-Mart no matter where it is located, and
Those who don’t want Wal-Mart in the northeast sector of Chatham for a wide variety of reasons.
TO BE COVERED AT THE MEETING:
Site and layout display of potential development 
Zoning issues and the 10/70 Rule
Economic impact
Environmental impact
Traffic impact
Question and answer period
Informational handouts
Sign up for “Chatham First,” the emerging citizens’ action group that organized the meeting and will take the lead in opposing the impending WAL MART development.
The Role of CHATHAM CITIZENS for EFFECTIVE COMMUNITIES
CCEC as a citizens’ action organization with the Mission of enabling citizens to enhance Chatham’s future, currently serves as a neutral information, resource and referral conduit and a facilitator for public discussion on this matter.
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WAL MART INFORMATION MEETING July 28, 2005
The informational pro and con meeting held at Dockside Restaurant on Thursday, July 28th regarding a potential Wal Mart in northeast Chatham was a success for the approximately 200 people who attended.
CHATHAM FIRST, a new citizen action group opposing any Wal Mart development at this site, and headed by Mark Barroso, was affirmed and supported with donations as people departed. Moderator Gary Phillips set the tone for a fair, balanced and participatory citizen event.
Although no application has yet been made by Wal Mart, the panel of Mark Barroso; Mitch Renkow, NCSU Economist; Loyse Hurley, President of CCEC; Keith Megginson, Chatham County Planning Director; John Graybeal, Attorney and CCEC Board Member; Bob Eby, CCEC Board Member; Rich Hayes, Soil Engineer in the State Department of Water Quality and CCEC Board member; and Jeffrey Starkweather, President of the Chatham Coalition and CCEC Board member addressed the various issues that would need to be reviewed should an application be submitted.  -
Mark Barroso began with what we know and the impact the footprint would have on the future of northeastern Chatham.
Loyse Hurley indicated that CCEC is committed to providing information about both Wal Mart and the Lee Moore Oil Company site along 15/501.  She addressed the location and the specifics of the 62.9-acre site.
Mitch Renkow looked at the tax revenues that come into the counties and municipalities as well as the fall out on small businesses in local communities when a large box store such as Wal Mart comes into an area. Some studies show that in some areas around the country, there have been high vacancies in shopping centers where small businesses have failed, with consequent negative fall-out on business professionals (accountants, service providers, etc.) who have worked with them.
Keith Megginson explained the process the county would have to pursue, should a Wal Mart application be made. There is no need for a Conditional Use Permit on 20 acres of the site since it is already zoned for business. However, the remaining 42.9 acres are zoned residential and would have to be re-zoned, requiring a Conditional Use Permit. Such a rezoning request requires a Public Notice, a Public Hearing before the Board of Commissioners, Planning Board review and eventual Board of Commissioners’ approval.  -
Keith also explained that the Planning Board was looking at other ways to accommodate a large box store on this property, since it was doubtful that the development could meet the current impervious surface requirements.  One of these is a modification of the Watershed Protection Ordinance.  Known as the 10/70 Rule, it would allow for up to a 70% impervious surface area to be developed in 10% of this area of the watershed.  Under this rule, current development would be excluded from any measurement.  Keith also mentioned other possible changes in the approval process such as Conditional Zoning, which is being looked into to improve the process.  Details on Conditional Zoning can be found under “Planning” on the Chatham County web site.
John Graybeal addressed the specific conditions that must be met for a Conditional Use Permit approval.  He specifically referred to the requirements (Five Findings) that the Board of Commissioners must affirmatively find in order to approve a Conditional Use Permit:
Not impair the integrity or character of surrounding area nor be detrimental to the health, safety or welfare of the community, (Finding Number 3), and
Be consistent with the Land Development Plan (Finding Number 4.)
Rich Hayes addressed the environmental effects of solid waste, wastewater, and storm water from a large box store shopping center.  Limiting impervious surfaces protects water quality in streams and lakes.  The less run-off from paved roads, roofs, parking lots, etc., the better the quality of our water.  An impervious surface of 10% starts to degrade the water.  Rich mentioned the current degradation problem with Jordan Lake, which if further impaired may require costly storm water controls and County monitoring. Some of the implications of the use of the 10/70 Rule, if applied to the Wal-Mart site, were also discussed.
-Bob Eby explained that the traffic flow figures in the October 2004 study for the Lee Moore Oil Co. for the Wal Mart site were based on data that did not include all the most recent information, but were based on the DOT estimate of 3% growth for this area.  When compared to the traffic study conducted for the Briar Chapel development (which did not include all the recently approved development estimates) the flow-through traffic estimates are incorrect. To make a reliable estimate of traffic at this time, the DOT would need to revise their assumptions and consider other variables, including data from all the newly built developments, both residential and commercial, along the 15-501 corridor from both the southerly and the northerly directions.
-Jeffrey Starkweather addressed the employment practices of Wal Mart and the specific racial and sexual discrimination history of the company.  He questioned whether Chatham really wanted this type of employer to occupy two stores in the county.
- -The open question and answer session at the end of the meeting produced a variety of questions and comments that are posted below.- -
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QUESTIONS - (ANSWERS at a later time) & COMMENTS


 ECONOMICS

1.  There is already a Wal-Mart in Siler City, 20 minutes away.  Also, there are two other Wal-Marts within 30 minutes of this site and 1 proposed for the Apex area.  Does this negate part of the economic analysis?  How do these stores, in close proximity to northern Chatham affect the economic analysis for this site?
 WAL-MART

1.  What are the annual gross sales of a Wal-Mart Supercenter?
2.  What are the salaries and benefits packages for Wal-mart employees?
3.  What fraction of employees actually receive fringe benefits?
4.  What would the estimated Chatham County property tax revenue for this site be, after full build out?
5.  What is the estimated sales tax revenue that Chatham County would receive?
6.  What is the estimated loss to the County from any retail stores that are forced out of business?
7.  Does Wal-Mart sell Viagra type drugs? 
8. The issue of economic justice hasn’t been addressed.  Does Chatham care about justice for Wal-Mart employees and their vendor employees?
 9.  Does Chatham First plan to fight Wal-Mart or are they going to fight any large (big box development) on this site?
10.  If we are going to oppose a big box store at this location, what alternatives can be proposed for landowners so that we can avoid the “strip mall” type of development?
 FACTOID: 220 proposed Wal-Marts have been blocked.


 PLANNING AND ZONING 

1.  Since economic growth in Chatham County is inevitable, we need to plan for areas where Wal-Mart and future companies can be located.  Once this is done, then we would have only one problem and not constantly one after another.  What doesn’t the County designate an area closer to Rt 64?
2.  Would this site require a Conditional Use Permit, in addition to re-zoning of the 42.9 acres? 
3.  Who hires the Engineers, etc. that do the impact studies?  Doesn’t Chatham allow businesses, such as Wal-Mart, to hire their own professionals to do these studies?  How is that impartial and for the good of the County?  Why does the County rely solely on the developer’s studies which are clearly biased in favor of the developer and not the County?
4.  The state Senate is considering two bills, #184 and #518, that would, if passed, put more restrictions on land use.  Is the County familiar with these bills and their potential effect?
5. Lee-Moore Oil Company included a back up plan for this site in their traffic study.  That plan included plans for 21 homes and a strip mall.  Why doesn’t Chatham County put in a moratorium on development until a comprehensive plan is put into effect to avoid strip malls? 
6.  What has happened to the “node” idea in the Land Development Plan, where commercial development was to occur ONLY at major intersections and strip malls were to be avoided?
 7.  Why aren’t all commercial developments subject to Conditional Use Permits even when they are in a business district? 
8.  Why doesn’t the Planning Department do more to reflect what the citizens of Chatham want and focus less on what the developers want?
 FACTOID: If the Conditional Use Permit option is exercised it is important to note that the time frame between the issuance of the public notice and the public hearing is only 2 weeks - this means that citizens have only 2 weeks to prepare expert testimony.  Because a CUP is a quasi-judicial process, the Commissioners are only able to consider testimony given at the public hearing (not after).  The importance of expert testimony given at the public hearing cannot be underestimated.
 CONDITIONAL ZONING
1.  Under a conditional zoning procedure, how do the detailed results of the meeting between the developers and the adjoining property owners get into public domain?
2.  Since development affects the entire County, how would other concerned citizens be notified of this meeting?
3.  Under this type of zoning, how would an error in judgment on the part of the Board of Commissioners be corrected, since it would remove the opportunity for any legal action?
 WATERSHED AND 10/70 RULE
1.Considering the harmful effects of impermeable surfaces on the watershed, why is the County considering the 10/70 rule in this protected area of the watershed that drains into our drinking water supply?
2. Who initiated the consideration of a 10/70 Rule, especially in light of all the development already occurring in this area of the watershed?
3.  Would existing and recently approved developments and their impervious surfaces count toward the impervious surface acreage allowed under the 10/70 Rule?
4.Under the proposed rules for Jordan Lake, this portion of Chatham draining into the upper arm of the lake will need to REDUCE the nutrient load by 35%. 
Is that possible with all this development? 
What will be the cost to the County to reduce to this level?
What are the restrictions that will be imposed on the farmers? 
What will be the cost to the individual property owners?
Will this require a storm water fee to each property owner?
How does the 10/70 rule reduce this  nutrient loading, considering all the “grandfathered” developments that already have impervious surfaces and run off?
Since everything flows into the lake, what is the TOTAL picture?
 5.  Since run off from a construction site is especially critical in the protection of the waterways, how will any requirements be enforced?  Who is currently enforcing the excess sediment run off from farms and timber mining operations? 
TRAFFIC 
1. Is it just the sheer population numbers and the money people spend in a specific area that determines the percentages of traffic flow, north and south into an area?
2. Since Rt. 15/501 is an evacuation route for Shearon-Harris, in these days of Homeland Security, how will the increased traffic affect any speedy evacuation?  Is this taken into account in the traffic studies?


Wal-Mart BIBLIOGRAPHY


MEDIA ARTICLES 
News & Observer
Chatham Wal-Mart plans hit a snag by LISA HOPPENJANS,  8/11/05 http://www.newsobserver.com/news/chatham/story/2710448p-9147968c.html

NEW YORK TIMES
The Price is Right, Editorial - Pankaj Ghemawat & Ken A. Mark, 8/3/05 - "Wal-Mart's real benefits are for the rural poor" http://www.nytimes.com/2005/08/03/opinion/03ghemawat.html

HERALD-SUN 
Traffic study - http://www.heraldsun.com/hottopics/docs/article1.pdf 
Chatham megastore plans fret neighbors  http://www.heraldsun.com/tools/printfriendly.cfm?StoryID=635015

ORANGE POLITICS
Wal-Mart-at-the-gates/ http://orangepolitics.org/2005/07/Wal-Mart-at-the-gates/--


 STUDIES 
Journalist’s Resource Guide, “Rethinking the American Dream: Covering Urban Sprawl”  http://www.rtnda.org/resources/sprawl/sprawl.html
Wake Up Wal-Mart - news & research on economic and social impacts
http://Wal-Martwatch.com?subsection_id=124, http://democracyguy.typepad.com/democracy_guy_grassroots-/2005/05/Wal-Mart_fight_w.html, http://www.wakeupWal-Mart.com/news/
Economic Impact of Big Box Stores, www.newrules.org/retail/econimpact.html#3
NPR,  Four-Part Series Examines Influence of Largest U.S. Employer: "Wal-Mart's Social and Economic Impact" http://www.npr.org/news/specials/Wal-Mart/
Hidden Cost of Wal-Mart Jobs: Use of Safety Net Program from Labor Center, Berkle www.wakeupWal-Mart.com


 WEB SITES & GENERAL ARTICLES - PRO AND CON:
Wal-Mart: Merchant of Shame. "Wal-Mart Always Discriminates", Women Friendly Workplace Campaign  www.now.org/member.html
 Wal-Mart "dead stores"; Bentonville, Ar., "Wal-Mart has 356 DARK STORES Available for Sale or Lease; http://www.sprawl-busters.com/search.php?readstory=1757
 Robert Greenwald - new documentary: "Wal-Mart: The High Cost of Low Price"; http://www.walmartmovie.com/?track=nation
The Martello Group Retail Consulting Services: http://www.martellogroup.com/21/index.html
Wal-Mart Stores web-site: http://www.walmartstores.com
"Don't Blame Wal-Mart for the Wal-Mart Economy", Daniel Gross http://slate.msn.com/id/2089532/#ContinueArticle
HighCountryNews.org – June 7,2004: “ Wal-Mart’s Manifest Destiny” http://www.hen.org/servlets/hen.Article?article_id=14785
WAL-MART NEWS  http://havenworks.com/business/research/wal-mart/
“Everyday Low Wages: The Hidden Price We All Pay for Wal-mart” – George Miller  http://www.wakeupWal-Mart.com/facts/miller-report.pdf  and  http://www.wakeupWal-Mart.com/research/
Wal-Mart and Capitalism – “Eight Ways to Beat Wal-Mart” http://laplaza.org/~totem/eightways.html. 
 "How Costco Became the Anti Wal-Mart" Steven Greenhouse - NY Times, Sunday, July 17,2005
Neighborhood  Retail Alliance -"The Fight Against Wal-Mart" http://www.momandpopnyc.com/campaigns/Wal-Mart/index.htm
HavenWorks.com/ Wal-Mart News http://havenworks.com/business/research/wal-mart/
Business Week Online, Oct. 6, 2003 – “Is Wal-Mart Too Powerfu.  .
 MediaRights – Members On Outreach: Store Wars – June 26, 2001 http://www.mediarights.org/news/articles/members_on_outreach_store_wars.php?page=2
Democrats Activist Alerts  activist@democrats.com - Tell Wal-Mart enough is enough at: www.Wal-MartWorkersRights.org 
Against the Wall:  Northern California organization fighting Wal-Mart, at www.againstthewal.com
Altenet: General progressive website, where you can search for an nearly unlimited number of articles about local Wal-Mart battles and other anti-Wal-Mart stories. Check out “Acres for Wal-Mart” about their excessive land consumption and its negative impact on valuable environmental assets such as the Haw River and Jordan Lake.
Gresham, Oregon campaign against Wal-Mart, excellent summary and example of local case against Wal-Mart, www.onwardoregon.org.
Hel-Mart, excellent selection of anti-Wal-Mart links and articles., at www.hel-mart.com.
Hometown Advantage, part of the Institute for Local Self-Relaition, as an excellent list of economic impact resources and articles that are directly downloadable, entitled “Big-Box Economic Impact Studies” at www.HometownAdvantage.org.
 The New Local Rules Project, comprehensive effort to articulate a new visions of politics and economics for 21st century. See The Hometown Advantage in the books section. www.newrules.org
 NOW, National Organization for Women, see their Merchant of Shame award to and campaign against Wal-Mart at www.org.
Reclaiming Democracy, See section entitled “Articles, Studies and Resources on Wal-Mart” at http://reclaimdemocracy.org/Wal-Mart/index.html
Stop the Penn Hills Wal-Mart, excellent local organization web-site that has articles well organized under such areas as local effects, municipal costs, impact on local stores, business effects, local wages and government costs. Excellent research material to download and good model for a organizational website, at http://stoppennhillsWal-Mart.com.
 Sprawl-Busters: Home Town America Fights Back!!, Al Norman definitive sight for the fight across America again Wal-Mart. Check out the “Victories” section for battles won against Wal-Mart in North Carolina and elsewhere. www.sprawl-busters.com.
 Wal-Mart Facts, the store sites has that tell you why Wal-Mart is good for every community, at www.Wal-Martfacts.org.
 Wal-Mart the Global Giant, PBS One Line News Hours program that was broadcast on UNC-TV in August, 2004, www.pbs.org/newshour.
 Wal-Mart Class Action Website, website of the gender discrimination class action lawsuit representing 1.6 million current and former Wal-Mart female employees denied promotion and training opportunities, at www.Wal-Martclass.com
PBS - STORE WARS: RESOURCES - FRONTLINE - documentary - "Is Wal-Mart Good for America?"
Dave Lippman's CD: "Why I Hate Wal-Mart"  www.davelippman.com
 BOOKS:
How Wal-Mart is Destroying America [and the World] And What you Can Do about It, by Bill Quinn [Ten Speed Press, Berkley, 2005, paperback, $10.95:  Short, easy-to-read about the negative impacts of a Wal-Mart and local strategies for defeating a Wal-Mart.
 In Sam We Trust Ortega, Random House, 1998
Selling Women Short,: The Landmark Battle for Workers’ Rights at Wal-Mart, Liza Featherstone [Basic Books, 2004] hardback, $25.00: Detailed story of the largest class-action lawsuit in the history of the United States, Dukes v. Wal-Mart Stores, Inc., a sex-discrimination suit that won class certification in June 2004 to cover 1.6 million current and former female workers who were routinely denied promotions and even opportunities for further training.
Slam-Dunking Wal-Mart: How You Can Stop Superstore Sprawl in Your Hometown, by Al Norman [Raphel Marketing, Atlantic City, NJ, 1999] paperback, $19.95: Best book for local groups planning a fight against Wal-Mart. In additional to outlining the arguments and supporting facts about the harm of Wal-Mart and other Big Box stores to a local community, it outlines detailed grass-roots organizational strategies for creating an local anti-Wal-Mart campaign. This is a must read for anyone planning to become actively involved in such local organization.
The Hometown Advantage: How to Defend Your Main Street Against Chain Stores…and Why It Matters, by Stacy Mitchell [Institute for Local Reliance, 2000] A short book put out by the “New Local Rules Project,” which identifies and promotes policies that nurture healthy communities and strong local economies. Most relevant for residents of small towns, like Pittsboro, who want to preserve their downtown and small town atmosphere and promote sustainable local business.
The Case Against Wal-Mart, by Al Norman [Raphel Marketing, 1999] paperback, $19.99, special internet price, $15.95. Anti-Mart guru’s most update short and easy-to-read summary of the case against Wal-Mart, both from a local and national economy perspective. Essentially written as a legal brief that could be used in a court of public opinion.
The United State of Wal-Mart, John Dickers [Penguin, 2005] paperback, $12.95. The most balanced presentation of the history and impact of Wal-Mart on our national and local economy .