Minutes of "Big Box" Committee meeting on Thurs-11/10

Evansville Large Scale Commercial
Development Study Committee
Thursday, November 10, 2005, 5:30 p.m.

DRAFT MINUTES


Present: Chris Eager, Dean Arnold, Kelly Gildner, Jan Ringhand, Rebecca DeMarb, Bill Hammann, Karen
Aikman, Sandy Decker, Tim Schwecke.

Also Present: Attorney Ron Trachtenburg, Desmond Murphy; Dick Woulfe, Evansville Observer.

The meeting was called to order at 5:30 p.m. by Chair Chris Eager. During opening round attendees introduced themselves to the invited speaker, Ron Trachtenburg, an attorney who represents commercial developers.

Attorney Trachtenburg provided much information regarding large scale commercial development. He identified merchandise selection and cost as the main advantages of large scale retailers.

Other information provided by Mr. Trachtenburg is summarized as follows:

When a large retailer considers development in a city, it studies demographics (including economic standards), car counts and location (near highways or highway junctions). Large retailers generally do not like to locate "downtown" because it is not near a highway.

Unless "big box" is close (within 4 to 5 blocks) to other retail establishments, business is siphoned to the large retailer.

One acre of land can accomodate 10,000 square feet of retail space. A 200,000 square foot supercenter would require 20 acres of land for development.

Outlet malls, such as found in Johnson Creek, are not generally located in urban areas because urban malls and stores do not want discounted brand merchandise competing with their inventories.

In developing a retail mall, merchandise mix is important so stores are not crippled by a critical mass of competing inventories. Most malls are designed with at least two anchors to provide traffic flow to establishments located between them. A mall with a grocery store needs a 1:1 size ratio of grocery/non-grocery retail.

It is the speaker's view that under Wisconsin law, cities cannot keep out formula businesses, i.e. chain and franchise businesses.

Attorney Trachtenburg gave the following suggestions for dealing with large scale commercial development:

Work cooperatively with the surrounding township(s).

Speak with a mall developer, e.g. John Flad, to understand what a developer would likely design as a successful retail mall in Evansville. This information would be helpful to the Committee when drafting a large scale commercial development ordinance or developing code and design requirements.

Use the zoning code to regulate development . Develop bulk use requirements such as setbacks, square footage, height, floor area ratios and parking.

Economic impact study requirements may stop some development. Motivated developers will meet requirements.

Identify urban design areas and develop urban design criteria to control facade and site design. Motivated developers can be persuaded to provide well-designed, aesthetically-pleasing sites.

The committee completed administrative matters following the speaker's departure. The minutes of the October 13, 2005 meeting were approved as written.

Because of business commitments, Becky Heimerl is unable to serve on this committee. Attempts to draft another representative from the Chamber of Commerce have been unsuccessful.

A Brookings Institution report on downtown revitalization and the implementation element of the Smart Growth Plan were distributed to members for study. Members were also directed to topical information at the following website: http://www.newrules.org/retail/econimpact.html.

Mayor Ringhand will contact the mayor of Mt. Horeb as a possible speaker for the next meeting. Mt. Horeb recently enacted a "big box" ordinance. Information regarding the ordinance drafting process, public education and enacted ordinance will be requested.

The next meeting is scheduled tentatively for Thursday, December 8 at 5:30 p.m. at City Hall. An alternative meeting date may be selected to accomodate the schedule of the Mt. Horeb mayor.

The meeting was adjourned at 7:00 p.m.



Prepared by:
Sandy Decker, Secretary


These minutes are in draft form until approved at the next meeting.