Wal-Mart Redux

I read today that Wal-Mart is planning a new store on West Ridge Road, apparently to replace the store currently in the Elm-Ridge Plaza. It appears that many in Greece believed that this proposed store would mean that Wal-Mart would drop its plans to develop a store in Northgate Plaza. Wal-Mart indicated, however, that it hopes to develop both sites.

As I read the story, I focused on the criticism of Wal-Mart made by the Northgate area residents who oppose the new store. I was struck by the similarity of the arguments against this store to those levelled at the plan to build a Wal-Mart Super Store in Westgate Plaza a few years ago. The basic criticisms deal with driving out small, neighborhood businesses for the giant retailer and alleged reduction in neighborhood property values.

As a resident of Gates who watched the eyesore that was Westgate Plaza replaced by a thriving Wal-Mart and related neighborhood businesses, I can say this criticism is short-sighted and baseless. First, there were precious few remaining small neighborhood businesses in the old Westgate Plaza and surrounding area. The plea neighbors that the Plaza be re-developed with additional small businesses was wishful thinking.

I remember a Town meeting on the proposed development where such points were made. One of those hardy few remaining business owners, Doris Scanlon, (The Plant Lady) remarked that had those complaining neighbors spent more time and money shopping at Westgate, the Plaza might be doing better, but instead, most were shopping at the big stores and malls in other parts of the County.

She understood that without a substantial anchor store, no retail center can really thrive. After the construction of Wal-Mart, the three last holdouts at the old mall, Doris, the tailor, and the Westgate Family Restaurant, all moved into the new retail center, where they have thrived and grown. The property values in the adjoining neighborhood went up, not down.

This is not to say that there are no problems associated with the development of a Wal-Mart, but many of the complaints are just NIMBY rhetoric. Most of the legitimate concerns of neighbors can be met by proper landscaping and buffering, restrictions on hours of certain operations, and efforts to minimize noise and litter. The Gates Town Board, for example, worked with neighborhood groups and Wal-Mart reps to do just that.

Unfortunately, many people are simply afraid of or opposed to change of any kind. Nostalgia for a simpler life is understandable, but it does not substitute for a realistic look at the pros and cons of development. Northgate Plaza has been in decline for many years. Wal-Mart would be a vehicle for restoration.

Further, the opponents of projects like this one or "the mall on Paul", or other "big box' developments are usually rather few in number but long on hubbub. They are strident and noisy and show up at meetings. The fact is though, that the vast majority of town or area residents would benefit from more modern and convenient shopping opportunities. In Gates, for example, there may have been 200 people actively opposed to Wal-Mart. Most of the other 30,000 Gates residents couldn't wait for it to open.

In fact, if you drive along Chili Avenue, by the intersections with Brooks Avenue or Howard Road, take a look at the area. I don't think you'd find too many who would admit they were among the 200 naysayers. I know you won't find many who would try to claim that the current scene isn't a vast improvement over its decaying predecessor. The Northgate area residents ought to take a look for themselves.