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shelter, and a bicycle rack, still had parking in front of the store
<br />along the principal street. This proved to be a sticking point for
<br />the commission, which turned down the application by a
<br />narrow margin in a four-to-three vote.
<br /> At the public hearing, some citizens in the fields of landscape
<br />architecture, planning, and preservation urged the board to vote
<br />against the proposal. Others felt that in light of the typical chain
<br />drugstore style, the developer had improved the plan enough.
<br /> Four months later, the Burlington Planning Commission
<br />approved a revised proposal for a building that "hugs" the
<br />corner. When built, the parking lot and drive-through window
<br />of the store will be located in the rear. The building will be
<br />constructed of clapboard with two gables on the facade and
<br />large windows across the front.
<br />
<br />A Different Diagnosis
<br />Under a blanket of controversy, Nashville, Tennessee, lost a 1917
<br />four-story residential structure to a proposed Walgreens drugstore.
<br />Built in the Georgian Revival style, the Jacksonian Apartments, a
<br />building with gracious interiors, was fully rented before plans
<br />emerged for its demise. Despite its grandfathered residential status,
<br />the parcel had been zoned for commercial use since the 1930s.
<br /> Much public outcry followed the proposed destruction of the
<br />building, and the issue received tremendous media attention.
<br />Four thousand citizens signed a petition opposing the project.
<br /> Nashville's mayor supported a solution that would preserve the
<br />building, the Metropolitan Council (the elected legislative body) .
<br />passed a resolution in favor of saving the Jacksonian, and the
<br />Metropolitan Historical Commission determined that the building
<br />qualified for the National Register of Historlc Places. However,
<br />none of these offices had legal jurisdiction over the matter.
<br /> After the tenants received legal notices to vacate the building,
<br />a full-page open letter addressed to the CEO of Waigreens, the
<br />developer, and the owners of the building appeared in the
<br />Nashville Scene with the headline "Save Jack[" Numerous
<br />prominent Nashville citizens signed the letter, including music-
<br />industry stars such as Emmylou Harris and Pam Tillis.
<br /> Despite the opposition, the Jacksonian tenants were evicted
<br />and the building was destroyed. A Walgreens drugstore is
<br />currently under construction on the site.
<br /> Yvette Venable, a Walgreens spokesperson, says, "We always
<br />work with communities to fit in with their character and listen'
<br />to neighbors' concerns"--a statement that Bill Kelly of the
<br />Metropolitan [Nashville] Historical Commission firmly
<br />disputes. Kelly, a former Jacksonian resident, says, "Thousands
<br />o£NashvilIe citizens signed petitions, wrote letters, and called
<br />Walgreens's corporate offices. The Walgreen response was no
<br />response at all. The company did not even seem to consider an
<br />alternative site."
<br />
<br />Zoning lgew~ is a momhly newsletter pubJlshed b~ ~he American Planning
<br />Subscriptions arc available for S55 (U.S.) and $78 (foreign). Fnhk S. So, Executive Director;
<br />William ~ ~ein, Director of Research.
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<br />ZonlngNewtis produced at APA. Jim Schwab and Mike David~on, ~itors; Shannon
<br />~ms~ong, B~t~ B~in, Joseph BornsteJn. Jerome Cie]and. Fay Do/nick, S~njar Jeer. Meg~n
<br />~%. Ma~a Morris, Reporters; Cynthia Chcski, ~is~ant ~itor; Lisa Barton, Design and
<br />Pr~ucdon,
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<br />
<br />The Planning and Zoning Prescription
<br />
<br />The most effective step that a community can take to protect
<br />itself from inappropriate development by the drugstore chains is
<br />to incorporate language that promotes pedestrian-friendly site
<br />plans and building design into a town or city plan--and to
<br />strengthen the plan with zoning regulations. This is a long-term
<br />solution that reshapes not only the building practices of the
<br />drugstore chains, but also those of other retailers with a
<br />preference for strip-mall construction that may follow the
<br />drugstores downtown.
<br /> The following selected guidelines from the Burlington
<br />Municipal Plan of Development encourage pedestrian-friendly
<br />new construction that is compatible with the surrounding area:
<br />
<br />· New buildings or additions on any given street should be
<br /> consistent with the predominant setback pattern for that
<br /> street.
<br />
<br />· Especially in downtown and commercial areas, setback
<br /> requirements should reinforce an urban and pedestrian
<br /> streetscape by being close to the sidewalk.
<br />
<br />· Street-level storefronts and building entrances should be
<br /> open and inviting to pedestrians.
<br />
<br />· The scale and massing of buildings on any given street
<br /> should be harmonious.
<br />
<br /> The Burlington zoning ordinance reinforces the plan by
<br />stating that, "it is the intention of the legislative body that this
<br />ordinance implement the planning policies adopted.., in the
<br />Municipal Development Plan."
<br /> When the process of amending and rewriting a municipal
<br />plan or existing zoning regulations is too long, some
<br />communities have used overlay zones as an effective way to
<br />enact new guidelines.
<br /> Of course, negotiating with the chains or their developers is
<br />always an option and should be started as soon as possible, but
<br />it carries no guarantees. The chains are more likely to make
<br />concessions on parking lots and drive-through windows in
<br />urban areas with heavy foot traffic than in small towns or the
<br />suburbs.
<br /> Establishing historic districts or landmark designation for
<br />specific buildings protects valuable architecture by requiring the
<br />review and approval ora local board for any exterior alterations.
<br />Review is generally not required for buildings listed on the
<br />National Register of Historlc Places unless federal funds are
<br />involved----a very rare occurrence for drugstore projects.
<br />However, Rite Aid stated publicly in June that it has a policy of
<br />not demolishing National Reglster buildings.
<br /> Communities can contact any of the regional offices of the
<br />National Trust for Historic Preservation for assistance with local
<br />disputes. The National Trust has met with the corporate
<br />management of CVS, Wa[greens, and Rite Aid and has
<br />established high-level contacts at each of these chains for the
<br />discussion of local issues. The Trust also planned to meet with
<br />Eckerd in mid-October,
<br /> The need for a municipal plan and the appropriate zoning
<br />regulations that govern the design and placement of buildings,
<br />signs and lighting, and the position of parking lots cannot be
<br />overemphasized if a community wants chain dl~ugstore
<br />development on its own terms. Coupled with historic district
<br />and landmark designation, land-use regulations can go a long
<br />way to protect the character of ~.n)3 community. Without these
<br />protections, even Herculean efforts may fail.
<br />
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