Canfield residents want more details

Wal-Mart representatives said the land’s best use is for business.

By JEANNE STARMACK

VINDICATOR STAFF WRITER

CANFIELD — Township residents and the zoning board got to hear Wal-Mart representatives make their case Thursday for a zone change to build a supercenter with a grocery store.

The company is considering applying for a zone change for land behind Taco Bell and the old Harley-Davidson location on U.S. Route 224.

It would build the store on 27.5 acres that belong to Gene Russo. Fourteen of those acres are now zoned residential, said township zoning officer Dave Morrison.

Wal-Mart might request that they be rezoned to business.

The company had already requested the zone change last week at the Mahoning County Planning Commission. But the company withdrew its request as the commission was preparing to vote on a motion to recommend denying the change, according to a commission representative.

The law firm Newman, Olson and Kerr is representing Wal-Mart’s interests in the zoning matter.

Robert Fulton, an attorney with the firm, told the zoning board Thursday that the county commission is “looking for a signal from you” that the board would consider amending the county’s land use plan to allow the property to be used for business.

“We’ve already deviated from the land use plan along 224, so that should be an indication,” said board member Chuck Coleman.

Wal-Mart representatives wanted to talk mostly about why the company believes the zone change would result in an appropriate use for the land, but did give some limited answers to questions the panel had about traffic and costs of having a Wal-Mart vs. revenue it would bring in.

The meeting room was packed with about 100 people, but the board declined to take questions from the crowd. Wal-Mart’s presentation was informational only, and a public hearing would be set later if Wal-Mart pursues the zone change, said board member Jon Ulicney.

Fulton began by calling the land isolated, useless and nonproductive as it’s now zoned. He said the owner is being deprived of economic value.

“This land has no viable use other than commercial,” Fulton said. “It would provide increased tax revenue and benefit surrounding business owners.”

Coleman pointed out later that Russo has presented a residential development plan for the property already. He saw value in developing it as residential, Coleman said, until “a better deal came along.”

Board members raised the issue of traffic. “We have businesses and some restaurants in that area,” said Jeff Moliterno. Those establishments don’t bring as much traffic as a big-box store would, he said. He brought up the possibility of increases in road maintenance and police protection.

Fulton said the company has a preliminary traffic study that shows an increase during peak hours of 4 to 6 p.m.

Board member Mike Lytle asked if the company would consider building a “neighborhood market” store instead of a supercenter. Those stores, a newer concept for Wal-Mart, are smaller, more convenient and cause less traffic, he said.

“I’ve seen those stores. They’re very nice and they’re a fourth the size of a super center,” he said.

Ron Mosby, senior manager of public affairs for Wal-Mart, said there have been discussions about the smaller stores for some areas, such as in California.

“I live a mile south from here and I live within 15 minutes of three supercenters,” Lytle said.

Coleman also touched on the issue of saturation. He pointed out that people in certain parts of Mahoning County will live within close range of six Wal-Marts.

Wal-Mart representatives pointed out that the store will generate jobs and revenue for the area.

Morrison asked if the company has a revenue projection. Mosby didn’t have specific information for Canfield but said the company pays $14 million in property taxes statewide.

Panel members eventually told Wal-Mart reps their best course of action would be to go back to the planning commission, which is a recommending body, for a vote on the zone change. The company could then proceed to the township zoning commission, and the commission could hold a public hearing before making its recommendation to the trustees. The trustees have the final say.

After the presentation, some residents indicated they don’t see the need for a Wal-Mart in Canfield.

Ron Reynolds of Raccoon Road said he’s concerned about traffic and property values. He said the company’s presentation only reinforced his belief that the township doesn’t need the store.

Dave Freedman, who lives in the city, said he has seen “enough communities destroyed.” He believes good jobs and good incomes are lost at other businesses when a Wal-Mart comes in.