For better or worse, the argument against the Washington Heights Wal-Mart mostly boils down to the fact that it’s an inappropriate location for a suburban-style big-box store. There are also concerns about traffic, and about the nature of Wal-Mart, both in terms of its business practices and its 24/7 operations, all of which have helped generate the pushback from residents in the area. The argument for Wal-Mart, beyond the basic belief that developers should be mostly free to develop what they want where they want, is that the city and the immediate area would benefit economically from its presence, as a provider of jobs and of affordable merchandise. The vacant lot sitting there now isn’t doing anyone any good, and there are people nearby who would like to shop and work there. There are nuances and variations and whatnot to each argument, but that’s more or less what they come down to.
If you agree that these are the main points, then you might observe that the Yale/Koehler property isn’t the only vacant lot in this part of town. What if Ainbinder or some other developer had picked a different location for a Wal-Mart? I got to wondering about that. Here’s the result of that little thought experiment:
Empty lot #1: Sonoma/Bolsover
Of the places I have in mind, this is the hardest to imagine being proposed as a Wal-Mart site, never mind one actually being built there. None of the streets that surround it are capable of handling the kind of traffic a Wal-Mart generates. There are many large retailers nearby – high-end grocers Rice Epicurean at Holcombe and Buffalo Speedway, Kroger Signature and HEB on Buffalo Speedway between Bissonnet and Westpark; CVS stores on Kirby in the Rice Village and at 59, and on Greenbriar at Holcombe. The immediate area is relatively wealthy, so both the customer base and the pool of potential employees is smaller. They would likely be at least as hostile to the idea of a Wal-Mart as they were to the Sonoma project and to the Ashby highrise. Other than it being a vacant lot, I can’t think of a good reason why a Wal-Mart would ever be proposed there.
Empty lot #2: The Stables
Conversely, this seems like the best fit. With access from Main and Greenbriar, traffic would be much less of an issue. Lots of apartments nearby, in the mid- and lower-income ranges, so there should be a solid customer and employee base. Extra points for being close to the light rail line, making it easier for employees to get there via transit. It’s mostly surrounded by Medical Center structures (more potential customers), with the only adjoining neighborhood being north of Main Street, so there would likely be little political pushback. There are similar retailers nearby – the Fiesta at Old Spanish Trail and Kirby, the CVS at Main and Kirby, and the Target at Main just west of Kirby are all within walking distance – but Wal-Mart didn’t get where it is by shrinking from a little competition. Whatever traffic issues there are would annoy me – I’m mostly thinking of people turning left on Greenbriar as they pass Main heading south – but beyond that I can’t think of a strong reason against it. This location just makes sense.
Possibly the largest lot on my list, though it’s split by West Dallas, so that would present some challenges. Mostly good access from Dallas and Dunlavy, plus eastbound on Allen Parkway; entering from or exiting to the west on Allen Parkway would almost certainly require adding a traffic light, which is of course an abomination. There’s some nearby retail – a Kroger Signature at Gray and Woodhead, the future Whole Foods at Dallas and Waugh, just across the street from a CVS – but not that much. There’s a fair amount of low-income housing in the immediate area, and I’d bet The Center would be interested in possible employment opportunities for the people they serve. On the other hand, this location is also right next door to River Oaks, and they might not be too hot to have a Wal-Mart right there.
The only lot among the four that wasn’t originally intended to be some kind of high rise/mixed use development. About a half mile away from Empty Lot #3, so all of the same things apply to it, though it’s farther from River Oaks and closer to many apartments and lower income housing east of Montrose/Studemont. Easier access, from Dallas, Montrose, and the existing intersection/traffic light at Montrose and Allen Parkway, but possibly the largest impact on traffic, as both Montrose and Dallas get mighty busy at rush hour.
So there you have it. Obviously, none of these sites were bought (and none of the then-existing structures demolished) with the idea of putting up a big-box store. But with all of them being fallow for three years or more, possibly much more as things stand, who knows what might happen. The question is, whatever your opinion may be of the Washington Heights Wal-Mart proposal or the now-approved 380 agreement, what would your reaction be if that same project were to be suddenly relocated to one of these places? Discuss in the comments.