Multiple restaurants, several hotels, large car dealers and maybe even a truck stop are in the offing for portions of far South Iowa Street, according to a new plan being developed by City Hall.

But more big-box retailers aren’t part of the picture.

City commissioners are set to decide tonight whether it is a picture that pleases them. Commissioners will host a public hearing on the Revised Southern Development Plan, an area plan that maps out the future for approximately 2,300 acres generally north of the Wakarusa River, south of 31st Street, west of Louisiana Street and east of Kasold Drive.

If approved, the plan would open up one new major commercial area along Iowa Street, just south of where it intersects with the South Lawrence Trafficway.

“It would be the type of commercial area meant to take advantage of vehicles coming off the highway,” said Scott McCullough, the director of planning for the city and county.

The area is being designated as an “auto-oriented” commercial zone. That means businesses such as car dealers, car repair shops, hotels, restaurants, and perhaps even a truck stop would be allowed near the intersection.

But McCullough said the plan, as it is written, doesn’t envision that area to become the next spot for big-box store development. In fact, the plan doesn’t see any of the southern Lawrence area – which currently is home to the majority of the city’s discount and department stores – adding significant amounts of big-box retailers.

McCullough said traffic issues and dealing with the large amount of flood plain that is in the area are issues that make additional large-scale retail development difficult.

Other issues addressed by the plan include:

¢ The area south of 31st Street near Ousdahl Road is planned to largely become a mix of apartments and offices. The plan lists the future use of the area as medium-density residential and office zoning. That designation is consistent with plans that already have been proposed by developers who are seeking to build apartments at the site. The designation would allow between seven and 15 living units per acre.

¢ The northwest corner of 31st and Louisiana streets would be a mix of medium-density and low-density residential. But Bruce Snodgrass, an owner of the property, is asking city commissioners to change the entire area to medium-density residential, which would allow apartments. Members of the Indian Hills Neighborhood Association have expressed concerns about that proposal, saying it could create additional traffic and flooding problems.

Snodgrass’ attorney, though, has argued that the area has long been forecast to be medium-density residential, and that traffic issues can be addressed as part of a specific development plan.

¢ Multifamily development also would be allowed east and west of Lawrence Avenue, south of 31st Street, and on a large amount of property southwest of North 1250 Road.

Neighbors just north of 31st Street aren’t sure they like the idea of so much new multifamily development in the future. Bonnie Johnson, president of the Indian Hills Neighborhood Association, said she didn’t think the city did enough to seek input from neighbors who will be north of the proposed area. She said her neighborhood’s longtime concern has been that Louisiana Street will become overwhelmed by traffic.

“I’m not sure this plan answers a lot of questions,” Johnson said. “What we do know is we have a huge portion of the southern part of the city simply shown as medium-density residential. There’s really not much saying what it should be like or what our standards should be. It seems like it is just saying ‘have at it and do apartments.'”

City commissioners meet at 6:35 p.m. tonight at City Hall, Sixth and Massachusetts streets.