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Background   Wal-Mart has proposed building a Supercenter on Baptist Road across from the existing King Soopers grocery store. The Wal-Mart would be open 24 hours per day and include a grocery store, garden shop, tire-lube-tune-up express, and gas station. View a map of the vicinity. There is a Wal-Mart Supercenter in northern Colorado Springs near the Chapel Hills Mall approximately 10 minutes drive from the proposed location.  The original proposal was for a 184,403 square foot (4.23 acre) structure with parking for 921 cars. The revised site plan submitted to the county showed 186,245 square foot store (4.28 acres) with parking for about 930 cars. The latest site plan is for a 203,091 square foot store (4.66 acres) with parking for more than 1,000 cars.  View the three Wal-Mart Site Plans. It would be helpful in evaluating this project if the Developer submitted a context plan showing nearby highways, wetlands, church, and houses. Some of this information is available but is scattered throughout the file. The structure would be placed on the northeastern part of the parcel. It would be about 24' high. One plan being considered would be similar to the Wal-Mart in Castlerock.  More than 21 acres of  the 30 acre parcel would be paved. The building occupies an additional 4.66 acres. All 25 acres of impervious area would produce run-off during storms. The parcel under consideration (assessor's schedule no. 7136002023) is owned by Uwe Schmidt (523 Mallard Point Circle, Mountain Home, AR 72653), Beverley Miller (P.O. Box 567, Palmer Lake, CO 80133), and Ken Barber (5160 N. Union Blvd., Colorado Springs, CO 80918).  The parcel is presently in El Paso County and was zoned in 1976 as R-4. At that time, it was declared to be intended for medium-density multi-family residences. Even if the commercial form of the now obsolete R-4 zone had been selected it would be approximately equivalent to the County's Planned Business Park (PBP) zone district. PBP is defined in the county’s Land Development Code as being for retail sales and service businesses that “primarily serve an adjoining neighborhood or neighborhoods.” The most appropriate zone for a Supercenter Wal-Mart is Planned Business Center (PBC). PBC is two steps more intense and a significant departure from PBP.  According to the letter of intent, the property owners have applied for Planned Unit Development (PUD) zoning. The county planning division encouraged the applicant to request PUD zoning because of the potential for greater control by the planning division over architectural and other elements of the design even though this is a significant departure from the intent of PUD zoning. The 47.81 acre parcel directly to the west of the proposed Wal-Mart parcel is now owned the Colorado Department of Transportation. It was formerly owned by Forest Lakes LLC (491 Woodmen Rd., C.S. 80919). The assessor's schedule no. for that parcel is 7135000003. Forest Lakes owns parcels west of I-25.  The proposal calls for water and sewer service to the development to be provided by the Triview Metropolitan District. Triview provides utilities to the Jackson Creek development. Many in the Town of Monument were under the impression that the Triview District would not supply services to the development unless the parcel was annexed to the Town. Goldberg Properties seemed to be under the same impression since they contacted the Donala District that serves Gleneagle. Due to the distances involved, it would have cost several million dollars to connect to the Donala system. There may also have been some difficulty in obtaining easements needed for the connections. Problems obtaining utility service seem to have held up the project for many months. After many months, the Triview District reappeared as the supplier. Their current position is that there was never any understanding with the Town and there is no reason they cannot supply service to the parcel. There would be three points of access to Wal-Mart. Two would be on a southern extension of Jackson Creek Parkway. The third would be a right-in/right-out directly onto Baptist Road toward the eastern end of the structure. They are shown on the Wal-Mart Site Plan.  At the western edge of the proposed development, Jackson Creek Parkway is already a full-motion intersection with a signal light. The plan includes one additional lot on the northwest corner for a gas station. Drainage from the development and adjacent Jackson Creek Parkway would be collected in a 1.7-acre snow storage and run-off detention area on the southeast corner. Passive systems are proposed to address water quality issues including contamination with petroleum products leaking from vehicles on the parking lot and at the gas station and carried into the detention area by storm water. The outflow from the detention area would flow west under Jackson Creek Parkway into a drainage ditch and from there into nearby Jackson Creek and the associated wetlands.  The Developer has included a buffer zone between the southern side of the store and the nearby residential parcels. Lighting would be provided using 28' light standards. The Developer claims these are the same as the light standards at King Soopers across Baptist Road.  The project would take about 8 months to complete once the needed approvals have been obtained.  In the original proposal, the Town of Monument and the Triview metro district would have split (50/50) the local portion (3%) of the 7% sales tax collected on taxable items sold at the store. The Developer estimated that the local sales taxes collected by the project would be about $1.4 million per year based on annual sales of about $45 million. Consequently, in the original proposal Triview Metro would have received about $750,000 per year. In the latest proposal, the Public Improvement Corporation (PIC) Triview authorized will collect 3% as a "retail sales fee". The PIC will issue $3-4 million in bonds to pay for road improvements associated with the store. Until the bonds are repaid, the PIC will retain three-fourths of the retail sales fee and pay one-fouth to Triview. That means the 3% retail sales fee will be split with 3/4% going to Triview and 2.25% going to the pay off the PIC bonds. When the bonds are repaid, the retail sales fee will be reduced to 1.5% with all of it going to Triview.

History and Status The proposal was initially submitted to the Town of Monument in 1999 as a request of annexation, rezoning, and site plan approval. Just prior to the Monument Planning Commission meeting March 27, 2000, the Developer, Goldberg Properties, elected to postpone consideration of their proposal. They were concerned about legal notification issues associated with the March 27th meeting. These issues were raised by the Coalition's letter delivered to Town Hall March 23rd. At the open house presented by Goldberg Properties on April 20, 2000, the Coalition delivered to the Wal-Mart representative a cover letter and petitions with signatures of 573 residents opposed to the proposed Wal-Mart.  The parcel has not yet been annexed into the Town of Monument or rezoned. Due to the Moratorium enacted by the Monument Board of Trustees on April 17, 2000, consideration of the annexation, zoning (to C-1, highway commercial), and site plan was postponed until after July 17, 2000. The Wal-Mart proposal was approved by Monument Parks and Landscape Committee on May 24, 2000. The Wal-Mart proposal was reviewed at several meetings of the Monument Public Works Committee but a decision was postponed until some additional issues are resolved. Primary among the issues were questions about improvements to Baptist Road to be constructed prior to opening the store. In June or July 2000, the Wal-Mart developer requested that the project including annexation of the parcel into the Town of Monument be put on hold until further notice. March 30, 2001: The Gazette reported that Wal-Mart had decided to pursue County approval of its proposed supercenter on Baptist Rd. across from King Soopers. It has apparently abandoned its plan to have the Town of Monument annex the parcel. The Triview Metropolitan District that serves Jackson Creek would reportedly provide water and sewer service in exchange for 1.5% of sales at the store. Many in the Town of Monument were under the impression that the Triview District would not supply services to the development unless the parcel was annexed to the Town. Goldberg Properties seemed to be under the same impression since they contacted the Donala District that serves Gleneagle. Due to the distances involved, it would have cost several million dollars to connect to the Donala system. There may also have been some difficulty in obtaining easements needed for the connections. Problems obtaining utility service seem to have held up the project for many months. Recently, the Triview District reappeared as the supplier. Their current position is that there was never any understanding with the Town and there is no reason that they cannot supply service to the parcel.   May 19, 2001: The Coalition's Wal-Mart Committee held a Community Meeting on Wal-Mart. You can view the presentation on-line or download it for off-line viewing and printing. A pre-application conference between Goldberg Properties and Carl Schueler, Assistant Director of the El Paso County Planning Department was held April 23, 2001. View the notes from that conference. A representative of the Triview Metro District was present but a request by the Town of Monument to attend was denied. At the Triview Metro District Board meeting April 26th, it was reported that Goldberg said they spent two years trying to satisfy the requirements of the Town of Monument and finally gave up.  September 27, 2001: At the Triview Metro District Board meeting the following points were made about the Wal-Mart situation: The District will prepare the water resource engineering report needed for Wal-Mart's County application even though Goldberg Properties, the Wal-Mart developer, has refused to pay the estimated $15,000 fee up front. A letter of intent from Goldberg was expected that day. In the event the project is not approved by the County, the District and its rate payers in Jackson Creek may have to absorb the cost of the study. The study will take 4 to 6 weeks to complete. That means the project could appear before the County Planning Commission December 19th and the Board of County Commissioners in January 2002. Goldberg has completed negotiations with the landowner. Several other potential sites have been discussed with Goldberg but they remain committed to using the parcel across from King Soopers because of its visibility from I-25 and proximity to the proposed Jackson Creek Parkway, planned to be a major north-south arterial. Someone from the Town of Monument approached Goldberg regarding renewing its suspended application and was rebuffed. Goldberg says it plans to pursue an application with the County. The District's Attorney, Peter Susemihl, will be working with Goldberg to refine the an agreement for a Public Improvement Corporation (PIC) to use a 1.5% retail sales fee from the store to build infrastructure improvements. November 6, 2001: At the Coalition's Wal-Mart Committee meeting, it was learned that Pinetree, owners of some parcels in the Regency Park/Jackson Creek development have reportedly approached Wal-Mart headquarters in Arkansas with a proposal for a Wal-Mart store south of Highway 105 and east of I-25. August 28, 2002: Triview board authorized Wal-Mart PIC. September 21, 2002: Goldberg Property Associates submitted the first elements of their application to El Paso County Planning Department. October 8, 2002: Goldberg submitted the remaining elements of their application. February 21, 2003: Wal-Mart plans include taxpayer-funded $1 million bridge April 7, 2003: Revised Wal-Mart traffic report submitted May 28, 2003: Triview approved PIC fee sharing agreement. July 10, 2003: "Perspective on Our Community: Wal-Mart vs. The Monument Marketplace - What’s the difference?" July 30, 2003: Fish and Wildlife Service letter finds mouse habitat on the site. August 2, 2003: The traffic study and road improvement plans for the Monument Marketplace and the Wal-Mart have been partially merged - see Baptist Road improvement plan. September 6, 2003: "Habitat survey delays Wal-Mart" March 2, 2004: "Wal-Mart holds stealth 'community meeting' March 2" May 11, 2004: County Planning Commission hearing - After a 6-hour hearing during which 23 residents spoke in opposition, the commission voted 7-1 to recommend denial of the PUD rezoning and voted unanimously to recommend denial of the preliminary plan. July 15, 2004: Following a 12-hour hearing attended by about 150 residents, the Board of County Commissioners voted 4-0 (Commissioner Tom Huffman absent) to deny the Wal-Mart rezoning and preliminary plan. Download the BOCC packet, CTLC presentation, and audio file of the BOCC July 15, 2004 hearing.

The Coalition's Wal-Mart Flyer View the Coalition's Wal-Mart Flyer as a web page. Use your browser's back button to return to this page. Note that the flyer has not been updated to the latest proposal. To produce a paper copy, download the Coalition's Wal-Mart Flyer (Microsoft Powerpoint 95 format, 96 KB, 33 seconds at 28.8). If Powerpoint is not installed on your computer, download a free Powerpoint viewer from Microsoft. The viewer can be used to read and print but not edit or create Powerpoint files.

	Issues Click here for a summary of major issues Traffic Volume (Based on the traffic study submitted to the Town of Monument with the initial application. A revised traffic study is being prepared at the request of the county planning department.) The Developer's traffic study shows that the Wal-Mart retail center including lots 2 and 3 would generate a total of about 11,936 vehicle trips per day. The traffic study estimates that 34% of these trips would be by passers-by, that is, by people who are on their way to another destination via Baptist. An experienced traffic engineer we consulted feels that since Wal-Mart is considered a "destination store", 20 to 25% is a more realistic factor.  Another questionable assumption is that the satellite businesses would be "general retail." It is far more likely that the businesses that lease lots 2 and 3 would be a fast food restaurant, convenience store, drive-through bank or gas station. This more realistic assumption would generate two to four times the traffic assumed in the Developer's traffic study. Using the conservative 25% passer-by figure (rather than the unrealistic 34%) and doubling the assumed trips generated by lots 2 and 3, the projection for the proposed Wal-Mart is 10,968 new trips per day not 7,598 as shown in the latest traffic study. View the details of this calculation of Wal-Mart Trips.  For comparison, the traffic study shows 9,500 trips per day as the current load on Baptist Road. If this Wal-Mart proposal is approved, traffic would more than double to over 20,000 trips per day. Baptist is currently one lane in each direction. The Baptist Road Rural Transit Authority (RTA) has a long term plan for Baptist that calls for it to be expanded to six lanes (three in each direction) with a median from Old Denver Highway on the west to Jackson Creek Parkway on the east. Baptist would be four lanes (two in each direction) with a median from Jackson Creek Parkway east to Fox Run. There is no money yet allocated for these changes. Best estimates are that these changes will not be implemented for four years or more. View the plan for long-term access to the proposed Wal-Mart.  View the plan for access to the church and other properties to the east of the store. Goldberg Properties has stated that one main purpose for collecting the "retail sales fee" for Triview Metro District is to support $3-5 million in bonds to pay for improvements to Baptist Road. Traffic Safety In addition to the increased volume of traffic attributed to the proposed Wal-Mart, some of the layout of the proposed changes to Baptist to accommodate the development raise other safety concerns. For example, a 175' right turn lane is proposed from eastbound Baptist to southbound Jackson Creek Parkway. The CDOT guideline for such a turn lane on a level 35 mph road would be 310'. In this case, at some points, there is as much as a 9.5% down slope. That is far greater than the maximum 5% to 6% down slope recommended by El Paso County for major and minor arterials. Even if the grade were reduced to the 5% to 7% range, the guidelines recommend the turn lane be extended 35% to 418'. The 175' lane in the proposal is considerably less than half of the 418' that safety would dictate. This would lead to congestion and create a hazard with vehicles slowing in the main traffic lane prior to entering the severely shortened right-turn lane. In adverse weather, vehicles that don't slow before entering the lane would have difficulty stopping before entering the intersection. The site plan shows no pedestrian access either from the parking lot to the building or more importantly, along Baptist road. A concrete pedestrian/bicycle path along Baptist road should be provided for access to the more than 2000 houses in the area. Wal-Mart parking lots were listed as three of the top seven highest accident prone street blocks according the Gazette's list of top accident locations in Colorado Springs for 1999. Impact on the Environment The outflow from the detention area would concentrate flows from the entire 25 impervious acres into a fairly small area. This invites erosion, destruction of sensitive habitat, and pollution of ground water, nearby domestic wells, and the Jackson Creek wetlands. View pictures of King Soopers outflow for an idea of the potential impact of the much larger Wal-Mart store. Wetlands protection from storm water runoff is the responsibility of the Colorado Department of Public Health and Environment and the U.S. Army Corps of Engineers.  Much of the Jackson Creek area is potential or known habitat for the endangered Preble's Jumping Meadow Mouse. The proposed Wal-Mart would probably have a serious detrimental effect on the mouse habitat and population in the area.  For details on Government policy and regulations, consult the U.S. Fish and Wildlife Service's Information on the Preble's Mouse and the endangered species program. Read Wal-Mart's Mouse Habitat Report, the resulting letter from the U.S. Fish and Wildlife Service, Rich McDonald's questions to Goldberg Properties, and Rich McDonald's April 2001 Letter to the County regarding Wal-Mart's lack of response. Read a recent local story about a tax and development restrictions to help protect the Preble's mouse.  Read a status report on the mouse habitat conservation plan being developed by El Paso County. Methyl tertiary butyl ether (MTBE) is used as a gasoline additive to increase octane ratings in premium grade fuels and to enhance gasoline combustion and reduce tailpipe emissions.  Even though MTBE is generally not added to gasoline in Colorado, fuel from other states such as California that still allow use of MTBE could be brought here by visitors to the state.  MTBE from gasoline that leaks from vehicles on the Wal-Mart parking lot would be washed off by storm water and could contaminate the surrounding environment and groundwater. The U.S. Geologic Survey home page on MTBE reports that "Potential and documented contamination of water resources by MTBE has become a cause for major public concern and increasing controversy. MTBE readily dissolves in water, can move rapidly through soils and aquifers, is resistant to microbial decomposition and is difficult to remove in water treatment. The US Environmental Protection Agency (USEPA) has classified MTBE as a potential human carcinogen. Finally, MTBE can give water an unpleasant taste and odor. These factors have caused widespread concern that drinking water supplies and human health may be at risk."  Most states including Colorado have some MTBE contamination.  The Environmental Protection Agency has a many web sites with a variety of information on MTBE. Parking lot lighting would undoubtedly produce glare and increase the general level of light pollution in the area. As those interested in astronomy say "turn on a light and turn off a star." For more on the growing issue of light pollution, visit astronomy.com. Read a story about noise complaints from residents near a Massachusetts Wal-Mart. The greatly increased volume of traffic on Baptist Road would bring greater noise. During peak travel times, a background roar from Baptist is already evident in many parts of the Jackson Creek development. This would become far worse. The proposed traffic volume on Baptist also raises concerns about health risks to nearby residents. A recent study relates traffic and cancer rates in children. Another report shows connections between high traffic rates and allergies and asthma. Impact on Local Businesses Monument has been working hard to attract small business to the historic downtown area. Bringing a large discount store to the Baptist Road area would divert commercial focus from the downtown area and would likely destroy many of the small businesses local residents have worked so hard to build. Construction of Wal-Mart Supercenter's has devastated many other small towns across America. That is not what most of us were hoping for in the Tri-Lakes area. Some related Eastern Michigan University articles: "Impact of Wal-Mart on Downtowns", "Impact of Wal-Mart on Michigan Downtowns", and "Successful Retail".  Crime   As reported in the December 30, 1999 issue of the Colorado Springs Gazette, during the 32 days from November 28, 1999 through December 29, 1999, Police were called 86 times to come to the Wal-Mart store at Platte Avenue and Chelton Road. That is an average of 2.7 calls per day. Of those 86 calls, 22 were for shoplifting the rest were about suspicious persons, medical emergencies, traffic accidents, and domestic disturbances. View the Gazette's December 30, 1999 stories about shoplifting at Wal-Mart. View a February 8, 2000 Gazette Story about Shooting Deaths at the Castle Rock Wal-Mart View a Gazette story about a shoplifting incident at the Pueblo, Colorado Wal-Mart. Taxes Increased sales tax revenue to the Town of Monument was expected to come from having a Supercenter Wal-Mart within the Town. However, since Goldberg Properties is now pursuing approval in the County, the Town of Monument would not receive any sales tax revenue from the store. The Triview Metropolitan District would reportedly receive 1.5% or 3% as a "retail sales fee". Some of that might be earmarked for Baptist Road improvements.  The Developer estimates initial annual sales at about $45 million. Consequently, Triview (and/or the Public Improvement Corporation it creates) may receive 3% (about $1.4 million) as a "retail sales fee". The Town of Monument would likely lose a significant amount of sales tax revenue due to loss of sales at King Soopers, Brookharts, and the various other businesses within the town. County property taxes for the parcel would increase if Wal-Mart is built. Since the proposal is expected to be submitted to the County, the Town of Monument would not receive any of the additional property taxes. Property taxes for Monument business that fail due to Wal-Mart's presence would decrease.  The Orange County Business Council in California commissioned a study of the impact of big box stores. The study concludes that the fiscal benefits of supercenters, and of discount retail more generally, are much more complex, and often lower, than they first appear. Employment The proposed Wal-Mart would employ about 400 people. The average pay would be about $8.50 per hour. That is significantly below the average at King Soopers and other stores in the area. Due to the low pay, it is expected that most of these employees would commute from areas where the cost of housing is less than it is in the Tri-Lakes area. Employees of the proposed Wal-Mart would likely do the bulk of their spending in the areas where they live. View a story about how Wal-Mart is anti-union.  Read June 22, 2000 Denver Post on Federal jury award of $500K to ten former Loveland Wal-Mart employees in discrimination lawsuit. Appearance It is common practice at many Wal-Mart stores to leave surplus equipment and trash behind the store. This is what the Chaparral Hills neighbors will face every day. View pictures of the back side of local Wal-Mart stores. The landscape plan provides a bare minimum of plantings and open space. The shortest parking bay is over 20 cars (210') without benefit of an island or planting area. By comparison, King Soopers parking bays are a maximum of 9 cars long with plantings at either end. The landscape area calculations shown on the first sheet of the submittal package state that 285,000 square feet or 31% or the total area is dedicated to landscape area. Yet the actual area on the plans appears to be 180,000 square feet or 19% of the total area. The area with landscape materials shown in the Baptist Road right-of-way should not be included in the calculations since near-term widening of Baptist road is needed. The landscape materials shown in the proposed right-of-way along the southern side of the parcel should also not be included in the landscape area calculation. That right-of-way will be needed near-term when the existing church and two houses lose the direct access to Baptist Road they are currently using. As a major arterial, that direct access to Baptist Road will no longer be permitted.  Considering the extent of the paved area, the density of plant materials is insufficient. The proposed spacing for shrubs and the specified sizes for materials would not meet the criteria for most other municipalities. For example, the buffer zone along the south side of the project added in response to complaints from Chaparral Hills residents shows twelve 5' trees in an area of 60,000 square feet. That averages one tree per 5,000 square feet which is grossly inadequate to provide any significant improvement in appearance or noise control.
	Wal-Mart News Stories July 3, 2004: Our Community News: Final public hearing on Baptist Road Wal-Mart July 15: Opponents host community meeting June 13 June 5, 2004: Our Community News: County Planning Commission recommends denial of Wal-Mart. Final decision to come at county commissioners’ hearing June 24. June 5, 2004: Our Community News: A Perspective on Our Community: Wal-Mart vs. Monument Marketplace: What’s the difference? March 2, 2004: Our Community News: Wal-Mart holds stealth 'community meeting' March 2 September 6, 2003: Our Community News: Habitat survey delays Wal-Mart July 10, 2003: Our Community News: Perspective on Our Community: Wal-Mart vs. The Monument Marketplace - What’s the difference? May 28, 2003: Our Community News: Triview approved PIC fee sharing agreement April 7, 2003: Our Community News: Revised Wal-Mart traffic report submitted February 21, 2003: Our Community News: Wal-Mart plans include taxpayer-funded $1 million bridge November 8, 2002: NOW with Bill Moyers: Off the Clock November 2, 2002: Our Community News: The Wal-Mart Proposal November 2, 2002: Our Community News: Wal-Mart review packages lack important elements October 5, 2002: Our Community News: Wal-Mart submits partial proposal for supercenter on Baptist Road August 28, 2002: Out Community News: Triview board authorized Wal-Mart PIC October 5, 2001: The Gleneagle Eagle's View article "Wal-Mart Waits in the Wings" August 28, 2001: PBS broadcast "Store Wars" about Ashland, Virginia's struggle over a proposed Wal-Mart. View some of the many interesting items came out during the program or are posted on their web site. August 14, 2001: USAToday: "Lawsuits a volume business at Wal-Mart". August 2, 2001: Mary Sojourner of High County News Radio reported, "it has been estimated that about half of all Wal-Mart employees qualify for food stamps." Also, she said, "Wal-Mart meat departments nationwide were shut down to stop meat cutters from unionizing." July 8, 2001: Common Dreams article: Big Stores That Destroy Local Businesses Grow Not Only by Market Forces But By Public Policies June 20, 2001: NY Times: Bias suit filed against Wal-Mart June 7, 2001: Wal-Mart Settles Water Pollution Charges   June 7, 2001: Colorado Springs Independent: Wal-Mart Battle Looms May 25, 2001: Wal-Mart sued over failure to report defects in fitness gear. Click here for the same story as posted on SafetyAlerts. May 18, 2001: TK Talks About the Wal-Mart Proposal posted on the KOAA web site. April 17, 2001: The High County News ran an article on vacant superstores. Some highlights: Aurora, one of five Colorado communities with abandoned Wal-Marts, has two, each more than 100,000 sq. ft. "Nationwide, fully half a billion square feet of retail space sits empty - the equivalent of about 4,000 shopping malls." "Wal-Mart is one of the worst offenders. Nearly 400 of its stores, many built less than a decade ago, now sit empty. That's more than 30 million square feet of vacant retail space surrounded by thousands of acres of asphalt -- the refuse of just one corporation. Wal-Mart plans to "relocate" another hundred stores this year as it creates "supercenters" that combine general merchandise and a supermarket under one giant roof." "Rather than becoming victims of the corporate cannibalization game, many cities and towns are taking a different approach. Some have barred construction of new big box stores and zoned new commercial growth into existing developed areas. Others have shifted tax dollars that have long subsidized new roads and sewers for sprawling developments into projects that strengthen downtown businesses." October 13, 2000: An article in The Cincinnati Enquirer reports that the Ft. Wright, Ohio city council rejected a proposed Wal-Mart Supercenter based on concerns about traffic. June 23, 2000: A Denver Post article reported that residents in Aurora filed a lawsuit to block development by Goldberg Properties of the approved Wal-Mart Supercenter, Home Depot, etc. May 17, 2000: A Denver Post article reported that the Aurora, Colorado Wal-Mart was approved after concessions by Goldberg. Concessions include prohibiting late-night deliveries, installing a sound wall between existing homes and the store, and using garages instead of outdoor loading docks. March 22, 2000: Wal-Mart uses satellites to monitor competitors and neighborhoods July 1, 1999: Wal-Mart fined for discovery abuses regarding parking lot crimes Citizens Groups Concerned Citizens of Southwest Chandler Arizona Citizens for Responsible Development (Save Decorah, Iowa)  Flagstaff Activist Network   Does Flagstaff need Super Wal-Mart Wal-Mart Myths and Reality Wal-Mart or World-Mart Longmont Residents for Responsible Development National Labor Committee's campaign to discover who makes Wal-Mart's goods Not in my Backyard  Sound Adirondack Growth Alliance South-East Aurora Quality of Life Sprawl-Busters Stop the Wal (Tijeras, New Mexico) Wal-Mart Watch
	Books about Wal-Mart (All are available from the Covered Treasures Bookstore in Monument. Contact Tommie Plank at 481-2665.) Bill Quinn, How Wal*Mart is Destroying America and What You Can Do About It, Ten Speed Press, 1998. If you want to know what is so bad about Wal-Mart, read this book. It details how Wal-Mart hurts vendors, undermines employees, and destroys small towns. Al Norman, Slam-Dunking Wal-Mart: How You Can Stop Sprawl in Your Hometown, Raphel Marketing, 1999. A well-known anti-Wal-Mart crusader presents powerful strategies for fighting back. His web site (Sprawl-Busters) chronicles what is happening across the Country.
	Points of Contact Developer Mr. Michael D. Foley (Exec. VP) and Ms. L. Lou Delaney Goldberg Property Associates 1120 Lincoln St. Suite 1101 Denver, CO 80203-2136 (303) 759-8000 FAX (303) 863-0275. mfoley@goldbergprop.com Consultants Mr. Kurt D. Prinslow (VP Director Planning and Landscape Architecture) and Ms. Kristin Llewellyn (Project Manager) CLC Associates 8480 E. Orchard Rd. Suite 2000 Englewood, CO 80111 (303) 770-5600 FAX (303) 770-2349. kurtprinslow@clc-inc.com Mr. Jeffrey C. Hodsdon, P.E. LSC Transportation Consultants, Inc. 101 N. Tejon, Suite 200 Colorado Springs, CO 80903 (719) 633-2868 FAX (719) 633-5430. jehodsdon@lsccs.com Additional Points of Contact