Builders and developers are concerned that a city plan to ease traffic flow will instead stifle development in Lawrence.

“Access Management Guidelines” under development at City Hall would prohibit streets and driveways nearer than 600 feet to major intersections — a requirement critics say would hinder redevelopment along busy thoroughfares such as 23rd Street. The guidelines label the areas around intersections “areas of influence.”

“If you can’t have access within the areas of influence, there will be extreme difficulties in redoing existing sites. It just won’t work,” said John Selk of Landplan Engineering.

But city officials say the rules would focus mainly on development in new areas of town. And they promise City Hall will be flexible in applying the guidelines to redevelopment projects in older areas.

“In retrofits, you do the best you can with what you’ve got,” said Bill Ahrens, the city’s transportation planner. “Every situation is going to be unique.”

Snarled traffic

Traffic experts say too many streets and driveways along major roads allow too many vehicles the opportunity to snarl traffic.

For example, an abundance of driveways along 23rd Street is thought to be the major cause of traffic problems there. Limited access on Clinton Parkway — intersections every mile or so, with entryways into adjoining neighborhoods available on side streets instead of the main road — are thought to be the reason traffic flows more smoothly there.

That’s why the proposed guidelines call for restricting street and driveway access along roadways. For “arterial” roads like Sixth or Iowa streets, for example, curb cuts of any kind wouldn’t be allowed within 600 feet of an intersection. Where collector streets such as Monterey Way meet arterials such as Sixth Street, curb cuts wouldn’t be allowed within 300 feet.

Access Management Guidelines (.pdf)

Developers say such restrictions would make it virtually impossible to commercially redevelop intersections — the ability to develop that land, they said, diminishes if potential customers don’t have easy access to the property.

“I understand planning for new development,” said Doug Brown, of Coldwell Banker McGrew. “But if you’re going to put the same restrictions on redevelopment, there’s going to be a problem.”

Mike Treanor of Treanor Architects agreed.

“Every single intersection in town,” he said, “would be very difficult.”

‘Try to make it work’

Ahrens said city officials already expected not to have strict enforcement of the guidelines for redevelopment projects.

“We’ve stated it several times … that in retrofit and redevelopment situations, we’ll try to make it work to the maximum extent possible,” he said.

Brown was skeptical.

“To me, it causes you to go back, hire an engineer, spend 30 more days putting a plan together,” Brown said. “It might put a crimp in your operation to get something done.”

Commissioner David Schauner said he supported the draft guidelines.

“The plan is not designed to — nor do I believe it will — prevent redevelopment on 23rd Street,” he said. “It will cause redevelopment to take a more thoughtful approach.”

Schauner added: “I don’t think it’s either/or. I really don’t.”

Selk said he expected City Hall to be responsive to developer concerns.

“I don’t disagree with the whole idea of access management. It’s good,” he said. “But … it’s going to eliminate a lot of development potential unless it does have that flexibility built in.”

Officials said the Lawrence City Commission should see a revised draft of the guidelines in April.