WEDNESDAY, OCTOBER 28, 2009
by Warren Knoles, Steven Schroll and Allen OertelSpringfield, Ill. |
| The new WalMart in Springfield, Ill. |
It's not unusual for residents to have concerns when large-scale commercial developments are planned for their neighborhood. Traffic congestion, stormwater drainage, noise, pollution and effects to property values are all issues that they will want addressed, and understandably so. Sometimes, there may even be an oppositional pre-disposition for certain kinds of development. Successful developers and their consultants have long understood the need to address the public's concerns, but in today's environment, they must be even more proactive in their efforts.
It's becoming more common for community groups to hire attorneys, commission their own studies and lobby local officials, all in an effort to ensure that their interests are being heard when decisions are made concerning commercial development. If unprepared for this level of involvement, the developer/consultant can find themselves on the defensive at public hearings. Such controversy also places elected officials, who have approving authority, in a precarious position when balancing the economic benefits of a development against a vocal and organized opposition.
But if addressed proactively with a carefully thought-out approach, the opportunity exists to make an even more convincing case for the proposed development, and hopefully gain support from the concerned residents. The unanimous approval of a WalMart Supercenter in Springfield, Ill., provides a textbook example of successful public involvement in contemporary society.
The new Supercenter is the anchor store of a 41-acre commercial development that includes a 203,000-square-foot building, 1,057 parking spaces and plans for future development of six additional out-lots. The site is located at the interchange of Interstates 55 and 72, along Sixth Street/Bus. I-55, a major southern artery into the city of Springfield.
Based on previous experience, the owner and its consulting engineer, Crawford, Murphy, & Tilly, Inc. (CMT) of Springfield, anticipated public concerns about the development and were determined to allay any fears and clear up any misconceptions.
A Clear Solution for Traffic Congestion A primary concern of area residents was traffic impacts on the local street system. To address this, CMT's traffic engineers developed a solution that would relieve the already congested entrance on Sixth Street by converting its east leg to a one-way-eastbound operation. The plan also called for a second entrance to be added approximately 1,000 feet to the north.
After consulting with the local ward alderman, CMT decided its best opportunity to present their solution to concerned residents would be at a ward information meeting. To prepare for the meeting, CMT chose to engage an outside traffic sub-consultant to perform an independent traffic study of their proposed solution, reasoning that a third party's report would have greater credibility as an unbiased assessment.
CMT assumed that opponents would be skeptical that an additional intersection would alleviate, rather than exacerbate the traffic congestion. It was also thought that the technical report was too complex to provide an easily-grasped explanation during the informational meeting.
To provide a simple but technically-sound presentation of the study results, CMT worked with a traffic engineer to prepare a computerized simulation of the traffic flow along Sixth Street. The simulation depicted existing traffic conditions and projected increased volumes, and showed the effects of a single intersection versus two intersections with associated improvements.
The right place and timeFor the ward informational meeting, CMT booked a meeting room at a hotel near the project site. The "open house" format meeting was publicized and scheduled from 4 to 7 p.m. so that residents could stop by on their way home from work and meet with engineers while viewing displays that explain and portray the proposed project.
Visitors to the meeting were directed along a series of progressively more detailed information stations, beginning with the 30,000-foot project overview and ending with the computerized traffic simulation. CMT engineers and public officials were at each station to explain the technical issues and solutions, and to answer questions.
More than 60 people attended the open house. As expected, an attorney had been hired to represent some concerned residents, who had also commissioned an independent study. Despite a potentially contentious atmosphere, reaction from attendees indicated that residents appreciated the opportunity to meet face to face with engineers and that the presentations - including the computerized traffic simulation - were effective in communicating the proposed solutions.
Even those who remained opposed to the development reportedly left the meeting feeling better about the traffic issue. In the end it was apparent that the venue, format and content of the open house helped to dispel misinformation, and was a key factor in alleviating public concerns.
Like a good neighborIt's also important that commercial developments make every effort to be a good neighbor to residents living nearby a proposed site. This not only requires proactive and responsive public involvement efforts, but also developing design solutions with community concerns in mind. The Supercenter project in Springfield was also notable for achieving that goal.
In response to Planning Commission concerns about the impact that stormwater runoff from the project site would have on nearby Lake Springfield, CMT designed a sustainable stormwater management solution that incorporated man-made wetlands as an integral part of the large stormwater detention pond planned for the rear of the development.
Two wetland cells were designed and constructed to capture the "first-flush" of rainfall from impervious areas of the entire development. Specific wetland plants were selected based on their ability to both provide biologic treatment in the cells and thrive under constantly changing water conditions. Fountain aerators were also installed in the main body of the detention pond to increase dissolved oxygen levels, thereby increasing effluent quality. Once the wetland plantings are fully established, the only maintenance that will be required is periodic trash collection and annual mowing of the wetland cells during seasonally dry times.
Also noteworthy was WalMart's decision to honor the host city's historic heritage by upgrading the store's façade and entrance to emulate the architectural aesthetics of the Abraham Lincoln Presidential Library and Museum located in downtown Springfield.
Epilogue: It works The WalMart Supercenter opened its doors on July 16, 2008. In the months since the store's grand opening, traffic along the main artery into Springfield flowed with far less congestion, as predicted by the simulation model. The traffic management solution - new roadways and the upgrading of existing roadways, synchronized traffic signal systems and a second major intersection on South Sixth Street - is working.
It's doubtful that this outcome would have been possible were it not for the decision to anticipate residents' concerns and engage them early on in the approval process. This proactive approach helped the project receive two unanimous votes of approval by the Springfield City Council, a rare outcome for a large-scale commercial real estate development project. Today, the store is being well-supported by neighborhood shoppers. Sound engineering and clear communication resulted in a "win-win" solution for the developer and the host community.
Authors are Warren Knoles, P.E., VP and COO; Steven K. Schroll, P.E., Director of Land Development Services; and Allen O. Oertel, P.E., CPESC, Project Manager; of Crawford, Murphy & Tilly, Inc. Consulting Engineers. CMT, headquartered in Springfield, Ill., served as the project manager/civil design consultant on this project. Crawford, Bunte and Brammeier, headquartered in Glen Carbon, Ill., served as the traffic engineering subconsultant, and Scott & Goble Architects, headquartered in Tulsa, served as the Project ArchitectMore Articles
