Roanoke Times
Copyright (c) 1995, Landmark Communications, Inc.
DATE: THURSDAY, April 7, 1994 TAG: 9404070053
SECTION: VIRGINIA PAGE: C1 EDITION: METRO
SOURCE: MICHAEL STOWE STAFF WRITER
DATELINE: LENGTH: Medium
This time, John Knibb was less demanding.
"I apologize for being less than responsive [in March]," the Chesapeake developer said. "I had tunnel vision and I was focused on what I had to get done."
The Planning Commission voted last month to recommend that City Council deny Wal-Mart's request to rezone an additional 1.4 acre parcel now zoned for residential use. Knibb presented the rezoning as being a favor to the city, because the company would build a public road across its land to Interstate 581 and give it to Roanoke.
The commission, concerned about potential traffic tie-ups, wanted to table the issue, but Wal-Mart representatives pressured members by hinting that it could scuttle the project or kill plans for the connecting road.
Knibb gave the Planning Commission two new plans Wednesday. Both would allow the retail giant to build the store on 25 acres it already owns near the mall and wouldn't require City Council approval.
"We feel that we need your input on this process," Knibb told the Planning Commission. "We want an indication on whether we are heading in the right direction."
Wal-Mart's new attitude, however, might be attributed to its inability to complete a deal giving it access to two small parcels that would allow access to Interstate 581.
The retail chain has been negotiating with landowners for nine months. Officials said last month that it was almost a done deal, but Knibb backed off that stance Wednesday.
"We're not quite as sure that is our position. Our plans have slowed almost to a stop," he said. "That might not come together as we thought."
While Wal-Mart has developed contingency plans, Knibb said the retail giant still might ask City Council to disregard the Planning Commission's recommendation and approve the rezoning request.
A public hearing on the rezoning still is scheduled for Monday, but Wal-Mart may withdraw its application and proceed with one of its new proposals.
One of the alternative plans is almost identical to its original proposal, Knibb said. It just doesn't require any immediate commitment from the owners of surrounding property.
The right of way to Interstate 581, however, still would be clear for future development.
The second alternative has the Wal-Mart facing I-581 and would block access of a future interchange, Knibb said.
The Planning Commission was not required to take action Wednesday, but members did offer feedback to Wal-Mart representatives.
Commission member John Bradshaw quickly said he wouldn't support any proposal that doesn't leave open the possibility of a new interchange.
"I'm seriously concerned about traffic," he said. "We need to do everything we know to do" to get a new interchange built.
Bradshaw said building a new Wal-Mart without a new interstate exit would put a "stranglehold" on the Roanoke Regional Airport.
Knibb said he agreed and that Wal-Mart still believes its original proposal - including the 1.4 acre rezoning - is the best site plan.
If that land were rezoned for commercial use, Wal-Mart could build a road to the hoped-for I-581 interchange that would alleviate traffic on Hershberger Road and Valley View Boulevard. Such an interchange would need to be approved by state and federal highway officials.
The city would pay for the interchange with the projected $600,000 in local sales tax revenue generated in the store's first year, Wal-Mart has suggested.
Planning Commission member Barbara Duerk repeated her doubts about the project.
"I have concerns about how much it's going to cost the city to have Wal-Mart," she said.
by CNB