Entries from blogs tagged with “Town Talk”
Details on new restaurant slated for Round Corner Drug building; city to settle sidewalk dining flap; update on downtown moves
One of downtown’s more iconic buildings is set to be back in business soon. As we’ve previously reported, the former Round Corner Drug building is set to become a restaurant. Now, I have more details after talking with the owners of the new establishment.
Kansas City restaurateurs Zach Marten and Bret Springs hope to have RND Corner Grille open by late next week. The duo told me the restaurant will be a classic American grill, and one of the features of the business will be the old building itself.
The Round Corner building, if you don’t know, is located at the southwest corner of Eighth and Massachusetts. The building dates back to 1866, and for most of those years it housed a drug store. When Round Corner Drug closed in 2009, it was the longest running pharmacy in the state.
Marten and Springs wanted to play up some of that history. The pair had an approximately 20-foot long mural commissioned for an inside wall of the restaurant. The mural is based off of a 1911 photo that shows Woodard Drug store on the corner and a trolley vehicle in the street.
“We really wanted to create a design that highlights the building,” Springs said. “It is such a great building and we wanted to do something that was a bit of tribute to what has been here before.”
During the remodeling process, crews actually found an old porcelain sign advertising Round Corner Drug. It will be incorporated into the building’s interior. The interior of the building has undergone some changes since it was last used as Intorno, a short-lived Italian restaurant. The duo has added a new bar in the center of the room and rearranged some other spaces.
The pair hopes to create a casual atmosphere but something more upscale than your traditional sports bar and grill. In fact, they have a specific feel in mind.
“It is a restaurant, but we also really want it to feel like a hotel lobby bar where you can feel comfortable hanging out,” Springs said.
(No word yet on whether it will be the type where you are expected to tip the bellboy for giving you a ride back to your room on the luggage cart. I’ll let you know what I find out on that.)
As for the food and drink at RND Corner Grille, the bar will have 16 taps of beer, with a heavy emphasis on craft brews. Four of the taps will be seasonal that rotate often. Classic cocktails and a selection of wines also will be offered.
I didn’t get to see the full menu, but I’m told it includes a variety of sandwiches — a dish called Grandma’s Chicken Salad Sandwich is included — but there’s also some dishes that are a bit beyond the normal grill menu. For example, the appetizer menu includes a spread of smoked trout, and several entrees feature salmon, duck and trout, in addition to more traditional offerings like chicken and beef. Salads also will be part of the menu. The restaurant has hired Danny White, a former chef from The Capital Grille, to run the food operations. Prices are expected to be about $9 to $15 for lunch and about $12 to $25 for dinner. Eventaully, the pair — which operate Coal Vine on the Country Club Plaza and Westport Ale House in Kansas City — plan to offer a weekend brunch menu too.
“We’re going to work really hard to create the right atmosphere,” said Marten, who is familiar with Lawrence through his time as an undergrad and a law student at KU. “You can have a good meal with no ambiance, but when you have a good meal with good ambiance it really makes the experience so much better.”
Look for one significant change in 2016 that will add a different feel to the restaurant. Marten said the business has won approval from the city to install tilt-up windows along the north wall of the restaurant. That means the restaurant essentially will become an open-air establishment during certain times of the year. The tilt-up windows will allow free flow between the indoor space and the sidewalk dining area on the north side — the Eighth Street side — of the building.
The group tried to win the same approvals for the eastside windows that front along Massachusetts Street, but that proposal didn’t meet the city’s design guidelines for the historic district. Other downtown restaurants also have tried unsuccessfully to bring that open-air idea to Massachusetts Street, but have been turned down. If I’m remembering correctly, RND Corner will be the first downtown restaurant to install the specialty windows and try the open-air concept. It will be interesting to watch how that works, and whether city officials get more pressure from other restaurants to allow the concept on Massachusetts Street.
In other news and notes from around town:
• While we’re on the subject of possible changes to the streetscape on Massachusetts, city commissioners tonight will settle a dispute about whether an arch should be allowed in the downtown.
No, don’t call the moving truck just yet. We’re not becoming St. Louis with its odd pizza and a baseball team that hasn’t even won the World Series since 2011. It is not that type of arch. Instead, Jazz, the new restaurant that we previously reported opened in the former Buffalo Wild Wings spot, wants to install a wrought iron arch near the entrance of its sidewalk dining area.
City planners and the city’s Historic Resources Commission have both denied the project, saying it doesn’t meet the downtown’s historic design guidelines. Officials with Jazz are appealing the decision to the City Commission.
Here’s a look at the arch when it was temporally installed in front of the downtown restaurant:
As part of the denial, the city found that the proposed arch was not compatible with the architectural building design, and “was not in character with Lawrence’s downtown.” Officials with Jazz, as part of their letter appealing the denial, said they hope the City Commission can view the arch as "the piece of art that it is.”
If commissioners approve the arch, it will be fun to watch what ideas other restaurants in downtown have for drawing more attention to their locations. The downtown restaurant world is very competitive, and operators are always looking for a way to make their properties stand out.
Commissioners meet at 5:45 p.m. today at City Hall.
• Last week I reported on a few closings or pending closures of some downtown businesses. I’ve got a little bit more information to pass along about what may be coming in a couple of the spaces that soon will be vacated.
At Foxtrot, 832 Mass, store owner Caroline Mathias told me her understanding is some sort of interior/home store is going to occupy the space. I’ve also heard that from another downtown source, but I don’t have further details on who the new retailer will be. But I’ll keep my ears open. As for Foxtrot, the shoe retailer is expected to close by the end of January.
Another business we reported on was Mass Street Sweet Shop, which has closed at 727 Massachusetts. It looked like there was some work already underway there. A downtown source told me that location is going to house one of the escape room businesses that we previously have reported on. In case you have forgotten, there are two business people in town planning on opening escape room businesses, which is an entertainment venue that revolves around putting people in a themed room and giving them elaborate puzzles and tasks to solve to unlock the door in a certain period of time. I’m not quite clear on which one of the two escape room businesses will be locating in that space, but I’ll do some more checking.
Request for tax break on downtown project to create debate; a closer look at supposed parking problem in downtown
All we’ll need on Tuesday night at City Hall are the "Solid Gold" dancers because I suspect commissioners will hear a couple of classic tunes: a debate about downtown parking and questions about whether the city is business-friendly enough.
Commissioners at their Tuesday evening meeting are set to finally hear an incentives request for the proposed remodeling of the Pachamamas building at Eighth and New Hampshire streets. As we previously have reported, a development group led by Lawrence businessmen Doug Compton and Mike Treanor have plans to add four stories onto the existing one-story restaurant building. The four new stories would house about 55 apartments, while the ground floor would continue to be used as a restaurant, although a tenant hasn’t yet been found.
I say the commission is “finally” going to hear the incentive request because this item has been sitting in the commission’s to-do box for awhile. The development group asked for the approximately $300,000 in incentives — the city is being asked to exempt the project from paying sales taxes on construction materials — in May.
The city’s Public Incentives Review Board recommended in August that the incentive request be approved, but Tuesday night will be the first time the commission deals with the issue. That delay probably is not a good sign for the development group. Commissioners have been known to delay taking action on items that they really don’t want to do.
Bill Fleming, a Lawrence attorney who is representing the development group, told me he expects an uphill battle with the commission.
The tea leaves are not hard to read on this one. In April, voters elected Leslie Soden, Stuart Boley and Matthew Herbert to seats on the commission. All three campaigned on the idea that the city had been too loose with its tax incentives, with some of them particularly noting that apartment developers don’t need any incentives to build in Lawrence.
There’s one problem, though, Fleming says. The city’s economic development policy says otherwise. He notes that the city’s policy specifically talks about providing industrial revenue bonds to residential projects. The policy lists three preferred qualities for residential projects to receive the sales tax exemption that the project is seeking: 1. An infill or redevelopment project; 2. A mixed-use project; 3. A downtown location. A City Hall staff report notes the Pachamamas project meets all three of the preferred qualities.
As you may have guessed, this is where the argument about whether the city is business friendly enough is likely to begin.
“The city expects us to follow all their processes and procedures, so we we expect the city to follow its own process and procedure,” Fleming said. “The reason you have a policy is to send a message that if you do these things, we’ll do these things in return.”
Of course, policies can change, and that may be what is set to happen on Tuesday. Fleming, however, will argue that if the city changes its policy, it shouldn’t change for projects that are already in the pipeline. Changing the rules in the middle of the game has been a longtime rallying cry for folks who believe the city isn’t business friendly enough.
It will be interesting to watch what the commission does. This particular type of incentive — an industrial revenue bond that allows construction materials to be bought sales tax free — has been used a lot. In fact, here’s a number to help you remember just how much: $9.5 million. That’s about how much sales tax the state, city and county have given up since 2010 as a result of this incentive program.
The city put together a handy list of projects that have used the IRB sales tax exemption since 2010. The projects have totaled almost $212 million. The city uses a rule of thumb that about half of a project’s costs are related to building materials. That would mean about $106 million worth of construction materials were purchased with a sales tax exemption. At the current sales tax rate of 9.05 percent, that’s about $9.5 million in sales taxes that went uncollected. (I concede that the sales tax rate has been lower than that at times during 2010 to 2015 period, but there is only so much math I will do on a Monday morning.)
Now, folks at City Hall quickly will point out that not all of that money would have ended up in city coffers. The city only gets a portion of total sales taxes collected. The local sales tax rate — the city and county combined — is 2.55 percent. That calculates to $2.7 million in sales taxes that didn’t end up in the city or county’s coffers. That’s a little more than $500,000 a year that local officials would have had available for spending, if the exemptions weren’t granted. Of course, on the other side of the ledger, the community has more than $200 million worth of new projects, which surely are creating some benefits.
A question that is tough to answer, though, is whether any of those projects would have not proceeded if they would have been forced to pay sales taxes on their construction materials. Unlike some other city incentive programs, this one doesn’t make the builder show that the project would be unfeasible without the incentive.
We’ll see what type of line this relatively new City Commission takes on Tuesday. It will be a night where we will learn something about the economic development philosophy of commissioners.
• I’m also predicting a parking debate as well. That too is related to the proposed Pachamamas renovation. Plans call for adding about 55 apartments to the building, but there are no plans to add any private parking as part of the development.
Downtown zoning regulations don’t require developers to add parking as part of their projects. The city provides thousands of public parking spaces downtown. Regardless, several downtown projects have built parking as part of their projects. This development group has built underground parking garages for the Marriott at Ninth and New Hampshire and also is building a garage as part of the multistory office/apartment building under construction at the northeast corner of Ninth and New Hampshire. It also is worth noting, however, that both projects asked for and received much larger public incentive packages to help cover the cost of constructing underground parking.
You may be asking yourself, where is everybody going to park as part of this new project? A City Hall report is indicating it shouldn’t be that big of a problem because it points out a fact that often gets overlooked: Finding a parking spot in downtown Lawrence isn’t hard, if you are willing to walk just a little bit.
And the report found the area near the proposed Pachamamas site has a particular abundance of empty public parking spaces. The report broke downtown into quadrants. The northeast quadrant — everything north and east of Ninth and Massachusetts — has an average of 157 vacant, long-term parking spaces each weekday. During the evening hours, it is even higher.
The report serves as a reminder that the city is paying for some public parking lots that barely get used. Lot No. 16, which is the parking lot right at the entrance to the Riverfront Parking garage, has an average vacancy rate of 98 percent at any time of day, the report found. The Riverfront garage itself has a lot of 10-hour parking spots that aren’t being regularly used. It has about a 45 percent vacancy rate during the daytime hours and about 87 percent vacancy rate during the evenings. That’s a multimillion dollar structure the city built. It is even emptier on the weekends with about a 90 percent vacancy rate on the 10-hour spaces. Figuring out how to get people to pay to park in those spaces — you can buy an annual parking pass from the city for all 10-hour lots — would seem to be in the interest of the city. The city is spending money every year to maintain the parking lots.
Those two parking lots provide more than enough space to handle the approximately 55 new apartments that are proposed as part of the Pachamamas remodel. But both those lots will require a little bit of walking for tenants. I’ve timed the walk. It is five to six minutes, depending on which lot you park in. It is basically a walk of about two blocks.
Don’t get me wrong. I don’t know whether this project deserves a tax incentive or not. But I find the parking issue pretty interesting. Lawrence is spending lots of money on trails, bike lanes and other infrastructure to get people to walk more and rely on vehicles less. This proposed apartment project is making a pretty big bet that there are people in Lawrence who really want that lifestyle. They’re proposing to rent apartments that don’t guarantee you a parking space, and may require you to walk five minutes to get to your vehicle.
It will be interesting to see if that is successful in the Lawrence marketplace. But first, it will be interesting to see if city leaders embrace the idea, or whether the idea of a two-block walk is too onerous.
There are some things that never change in downtown Lawrence — both Santa and my F150 getting stuck on the roof of Weaver's are a couple of items that come to mind. (Hey, sometimes you have to get creative when parking downtown.) But for the most part, downtown is full of change, particularly at the end of the year as many business leases expire. This year is no different, and here’s a look at some of the changes already starting to surface.
— M. Street Interiors will be leaving its downtown location of 825 Massachusetts St. at the end of January. The business, which sells furniture, home accessories and offers interior design services, will be moving into a vacant space at Sixth and Wakarusa in west Lawrence.
The business will continue to be called M. Street Interiors, despite it no longer being on Massachusetts. (It will be near Wakarusa, though, and the female owners of the establishment could easily blame a man for hanging the W upside down, and many people would believe it.)
“We really wanted a space where we could get everything on one floor,” said owner Donna Steinman, noting that the current store has merchandise on multiple levels. “And parking spaces for us will be great.”
The new location will have about 5,700 square feet of space, all on one level.
The new location will be in a portion of the space that used to house Googols of Fun at the shopping center on the southwest corner of Sixth and Wakarusa. For those of you who are only able to take directions in Lawrence via bars and restaurants, it is in the same shopping center as Six Mile Chop House and Salty Iguana and others.
Renovation work is underway on the space. Steinman hopes to be open in the new location by early 2016. The shop has been in downtown Lawrence for five years, and there are mixed emotions about leaving.
“I hate the idea of leaving downtown, but it is just not the right spot for us anymore,” said Natashia England, lead designer for the store.
Steinman said she thinks downtown retailers that don’t cater to college students are having a harder time in downtown Lawrence. With the pending opening of the South Lawrence Trafficway — the Bob Billings interchange opens next month and the full bypass is scheduled to open late next year — she thinks west Lawrence retail areas are going to become a more viable option for businesses like hers that attract Kansas City and Topeka shoppers.
M. Street’s current location, which is next door to The Phoenix Gallery is currently for lease. No word yet on possible tenants to take the sizable space.
• The downtown shoe retailer Foxtrot, 823 Mass., is set to close by the end of January. Store owner Caroline Mathias told me her five-year lease on the storefront is set to expire, and she wasn’t ready to sign a new lease.
“But it has been a great experience, for sure,” Mathias said.
Mathias said she doesn’t have any plans to reopen the store in another location. She said she’s still considering her options for the future.
On the subject of downtown retailing and its current health, Mathias said she hadn’t drawn any firm conclusions from her experience.
“I know for me what was helpful was always focusing on carrying unique items that you couldn’t find in the big box stores,” Mathias said.
Mathias said the store plans to start placing items on sale in December, and the store will close before the end of January, if inventory levels become depleted.
• Somehow, I think a dentist is to blame for this next one: It sure appears Mass Street Sweet Shop has closed. The business at 727 Massachusetts has its windows covered, the door is locked, and no one answers the phone. Granted, that is exactly what I do when I find myself alone in a room full of candy, but I think in this case it is a sign that the business has shut its doors. The business carried a variety of hard candies, chocolates, ice cream and other novelties. The business, according to an old article of ours, opened in late 2012. No word yet on what may occupy the space.
Development group begins lobbying for approval of south Iowa retail project; new grocery store proposed for project
Trust me, I’m used to shopping centers doing outreach efforts at this time of year. (If I had a dollar for every letter addressed to Mr. and Mrs. Lawhorn telling us the shopping center has reserved a special parking spot for our U-Haul trailer . . . ) But what’s going on in Lawrence currently is a little different. A potential shopping center has started an advertising campaign in hopes of convincing city commissioners to allow the new shopping district to open in Lawrence.
The project in question is the 250,000 square-foot shopping center proposed for the southeast corner of Iowa Street and the SLT interchange. The North Carolina-based group proposing the shopping center has changed the name of the proposed center, started a website and Facebook page to lobby for the community’s support, has started running advertisements seeking the public’s support, and has set up a community luncheon meeting for next month to talk about the project.
The project is tentatively scheduled to go before the Lawrence City Commission on Dec. 8 for a key zoning vote. If commissioners don’t approve the new zoning, the proposed shopping center can’t move forward.
So, here’s a look at some of the new developments with this project:
— The new name of the proposed shopping center is KTen Crossing. The project used to be called Southpoint. The new name plays up the proposed center’s location along the South Lawrence Trafficway, which also is Kansas Highway 10.
— The development group is floating the names of some new retailers that it is working with on the project. The Fresh Market and Off Broadway Shoe Warehouse are the two new names I’ve noticed. The Fresh Market is a high-end grocery chain that caters to food connoisseurs and others looking for fresh meat, seafood, produce and other items. The chain’s website touts its large selection of specialty coffee, deli and cheeses, bulk food section, prepared food items, a floral and gift department and, importantly, a candy department that touts a large selection of fine chocolates. (This would be good news for the car dealers in town because I would need a larger truck to pull the U-Haul trailer.) The chain has a store in Overland Park.
Off Broadway Shoe Warehouse is an interesting addition to the list. Previously, the development group had said it was working with Designer Shoe Warehouse. But that was months ago, and perhaps Designer Shoe Warehouse has moved on. Does that mean Designer Shoe Warehouse has scratched Lawrence off its list, or does it have plans to locate elsewhere in Lawrence? That has happened with at least one business the development group was working with. The group was working with Ulta Beauty, but when delays to the project emerged, it shifted gears and located in the shopping center that houses Dick’s Sporting Goods at 27th and Iowa. As for Off Broadway Shoe Warehouse, it is a Charlotte-based chain with about 75 locations across the country. Its selling point to customers is that it has 30,000 pairs of shoes to offer.
The development group on its website also touts a couple of other retailers that we already have reported are interested in the proposed shopping center: Old Navy and HomeGoods. The website isn’t touting Academy Sports, which the group previously has said is interested in the site. I talked this morning with Chris Challis, a representative of the development group, and he said Academy is still very much in the mix on the site. He said Academy hasn’t backed away from the project, but also hasn’t made a final commitment.
— Every good lobbying effort needs a statistic that you can sink your teeth into. The development group is touting this one: Approximately 40 percent of every dollar spent by Lawrence residents on fashion and home furnishings is spent outside of Lawrence. I’m assuming that number comes from a retail study the development group has conducted. I’ve done nothing to vet that number. But it is an interesting one. It seems like it is one that city commissioners should be interested in. It seems like it would be worthwhile for the commission to determine whether that number is accurate and, if so, whether it is acceptable. The City Commission has hired consultants to do a lot of different projects for the city, but it has been a long time since they have gotten some outside expertise on the city’s retail market. For example, if the 40 percent number is correct, what is a reasonable number for a community like Lawrence that is situated between two retail centers like Kansas City and Topeka? If Lawrence could drop that leakage number to 30 percent, for example, what would that equate to in new sales tax collections? Lawrence City Hall relies on sales taxes to fill the city’s coffers more than ever before. But, how much do City Hall leaders understand about measuring and assessing the city’s retail market?
— Every good lobbying effort needs a picture of what will happen if the project isn’t approved. On this project, that picture involves a truck stop. Among the verbiage on the development’s website is “find out more about the requested land use change from a truck stop to a first-class retail center at the southern doorstep to Lawrence.”
Don’t worry, you haven’t missed anything. A truck stop proposal hasn’t been filed for the property. But there is a legitimate reason to bring up the idea of a truck stop there. A few years ago, city planners did create a new map for this area that was added to Horizon 2020, the city and county’s long-range plan. That map labeled this area just south of the SLT as being suitable for auto-related commercial development. One of the possible uses in an auto-related commercial development is a truck stop. So, it is possible that if this shopping center project doesn’t proceed that some other development group could propose a truck stop for the location. The city would still hold the hammer on any future project because the property would need to be rezoned to actually accommodate a truck stop. But the development group could argue that the city is obligated to approve the rezoning because it put in its comprehensive plan that the site is suitable for auto-related commercial uses.
Of course, there are other possibilities too. Auto-related commercial development also could include a car lot, and I do know that at least one local car dealer has had an interest in that site previously. A development of new hotels that serve travelers along the SLT or adjacent U.S. Highway 59 also could be a use too. But yes, a truck stop could be in the mix.
— The development group — which is a North Carolina real estate group called Collett that has developed shopping centers across the country — is hosting a meeting at noon on Dec. 3 at the Carnegie Building at Ninth and Vermont streets. The developers plan to make a presentation and answer questions from community members about the project.
— Other numbers the development group is highlighting include: By 2019 — when the development would be fully constructed — the city of Lawrence will receive an extra $1.2 million a year in sales tax collections from this project. The development group’s retail market study is also estimating that once the project is fully constructed, the city and county will collect an additional $200,000 a year in property taxes from the development. Thus far, the development is not seeking any financial incentives such as property tax or sales tax rebates. The numbers likely will create some debate. Some members of the community will argue that those new sales tax collections will be offset by sales tax declines from other retailers in town.
It is a classic situation at City Hall. One group says one thing will happen. Another group says the opposite will happen. And the crystal ball at City Hall is still broken, the last I checked. The commission has a decision to make, and the community has to hope city commissioners have a reliable way of sorting through all this. Given the city’s reliance on sales tax revenues to fund the city’s budget, the stakes are high for the community.
Chamber announces tentative deal for $25 million, 100-job manufacturing plant on east edge of Lawrence
Lawrence may become a Menards town. The Lawrence chamber of commerce is announcing this morning that the giant home improvement retailer has plans to build a Lawrence-based manufacturing plant and distribution center that will bring 100 jobs to town.
Midwest Manufacturing, a division of Menard Inc., has reached a preliminary deal to buy 90 acres of property in Lawrence VenturePark, the new business park on the east edge of Lawrence that previously housed Farmland Industries. If the deal is finalized, Menards would become the first tenant of the new business park.
“It is an exciting opportunity,” said Brady Pollington, vice president of the Economic Development Corporation of Lawrence and Douglas County, which helped broker the deal. “The community will get 100 jobs, and people in Lawrence won’t have to drive 30 or 40 minutes to find a good job that pays a living wage.”
Menard Inc. plans to invest $25 million to build the project, which will include multiple buildings and 170,000 to 200,000 square feet of production and distribution space. Pollington said plans call for the plant to build exterior stone products, roof trusses and possibly other types of building products that are sold in Menards stores across the country.
Menards recently opened its first store in Lawrence near 31st and Iowa streets.
Pollington said all the jobs at the plant will meet the city’s living wage standards, which currently stand at $12.56 per hour plus benefits. The living wage levels rises each year because it is pegged to the federal poverty level for a family of three. The city’s living wage ordinance requires that firms that receive a property tax abatement must pay a wage that is at least 130 percent of the federal poverty level.
Menard Inc. will seek a tax abatement for the project. The company will seek a 10-year, 50 percent tax abatement for the development, Pollington said. The total value of the incentive package is about $2.1 million, with some of the money coming from the state of Kansas for workforce training assistance, Pollington said.
Importantly, though, Menard Inc. is agreeing to pay for the land and the special assessments that are attached to the land as part of the deal. Pollington said the purchase price of the land and the payment of the special assessments — which were used to fund utility and road improvements at the park — will equal about $2.1 million. The fact the city is getting paid for the land may surprise some. The city did not pay to acquire the nearly 400 acres of the former Farmland property. Instead, it took over the property in exchange for assuming the environmental clean-up responsibilities of the property. The city received a multimillion dollar trust fund from the Farmland bankruptcy trust to pay for the clean up costs.
Pollington said the City Commission is expected to receive the abatement request in early December, and it likely will take several weeks for the proposed deal to be debated at City Hall.
Check back for more on this story later today.
Fast-food chicken restaurant coming to west Sixth Street; 23rd Street chicken wing chain begins work; urgent care deal falls through
South Lawrence diners aren’t the only ones who will get to have all the fried chicken fun in this town. While there is a host of new chicken restaurants coming to south Iowa Street, plans have been filed for a new fast-food chicken restaurant on west Sixth Street as well.
If you remember, I told you a few weeks ago that I had heard speculation a fried chicken restaurant was going into the Bauer Farm development near Sixth and Wakarusa Drive. Well, plans for a new restaurant have been filed at City Hall, and a representative of the Bauer Farm development has confirmed to me that it is a chicken restaurant. The group, however, hasn’t yet been authorized to release the name of the new restaurant.
I know for many of you the news causes you to speculate it may be the Church’s Chicken chain. Church’s probably is the largest chain that doesn’t have a presence in Lawrence. As you may recall, we’ve previously reported that Popeye’s has filed plans to build a restaurant near 26th and Iowa streets in the shopping center that houses First Watch.
A source involved in the local development industry has confirmed that Church’s definitely has been looking for locations in Lawrence. But the source also told me that Popeye’s has been looking for a second location in Lawrence. So, it is really a guessing game at this point.
The project also still needs to win a key approval from City Hall. When the local group began developing the Bauer Farm project it agreed to a City Hall restriction on the number of drive-thru restaurants that would be located in the development. The development group — which is led by Lawrence businessmen Doug Compton and Mike Treanor — are seeking an increase in that drive-thru cap in order to accommodate this new restaurant. The group wants the cap raised to eight drive-thrus for the development, up from six. The plans states two of the eight would be limited to office drive-thrus, which could be for banks and such.
As for the location of the proposed restaurant, it is slated for the vacant lot just east of the Burger King restaurant.
• Perhaps some of you are having a hard time keeping up with all the chicken news in Lawrence. A quick recap includes: the Popeye’s at 26th and Iowa; a new Raising Cane’s chicken finger restaurant is slated for the spot in front of Bigg's BBQ near 25th and Iowa streets; and, of course — as evidence by the fact I no longer have a stain-free white shirt — Buffalo Wild Wings is already open at 27th and Iowa streets.
Some of you may remember, though, that I’ve occasionally mentioned that a business called WingStop is coming to the Louisiana Purchase shopping center at 23rd and Louisiana. That has been a slow moving project, though. Well, it is slow moving no more. Signs recently have been posted that say the restaurant will be open by December. Construction work is underway to remodel the space. The restaurant is going into the space just north of the Mr. Goodcents location. The last I knew, former KU basketball star Keith Langford and his family are the owners of the new franchise, which serves about a dozen different flavors of chicken wings.
Who knows, perhaps the restaurant will be open by Christmas. I can see it now: spicy wings in my stocking. (Trust me, I’ve had them in worse spots.)
• Back to Bauer Farm for a moment. We previously had reported that plans had been filed at City Hall for a new XpressWellness Urgent Care center to be built near Sixth and Folks Road. Bill Fleming, a representative of the Bauer Farm group, has confirmed to me that those plans have fallen apart. The property near Sixth and Folks Road is back on the market.
You will see some construction in the area, though. Plans to build a new apartment complex in Bauer Farm are moving ahead. Fleming said the plans now call for about 100 living units in the complex, which is a bit smaller than when we originally reported on the project back in March.
As for the loss of the urgent care center, I suspect that was driven by the fact that another urgent care center, MedExpress, beat XpressWellness to the market. MedExpress opened just down the street on the site the formerly housed the Spangles restaurant.
Or maybe there was something else at play in XpressWellness’ decision. Maybe their pharmaceutical rep — upon seeing the pending plethora of fried chicken — said there is no way it can possibly ship enough cholesterol medicine to Lawrence.
Chatter about a possible Lawrence Costco grows; a closer look at how developers hope retail grows near Rock Chalk Park
My radar is up and my wallet is locked up via log chain: I’m hearing multiple accounts that a Costco may be coming to Lawrence.
Multiple readers are telling me that employees at the Costco in Johnson County are talking about a pending announcement of a Costco store in Lawrence. I called the Costco store in Lenexa and simply asked the front desk employee whether the company is opening a store in Lawrence. She said: “I think we are, but there aren’t any dates yet.”
UPDATE: Conversations this afternoon have left me with more questions about the possibility of a Costco coming to Lawrence. There's no doubt that there is such talk among some Costco employees, but I talked with a source who has good knowledge of Costco's store opening process. That source told me Lawrence only recently has cracked the top 100 markets on Costco's expansion list. The store opens only 15 to 30 locations a year, with some of them being overseas. I'm not sure that math works out to a Costco anytime soon for Lawrence, but for Costco fans it is positive that Lawrence has started to move up the list.
So don’t take this news to the bank quite yet. I’ve seen no plans filed at City Hall for a Costco, and thus far there is no official confirmation from the giant retailer. But I wanted to pass along the speculation because it seems that the talk is becoming much more open in the Johnson County store. I’ve had several people ask me matter of factly about where Costco has decided to locate in Lawrence. I wanted to let people know that nothing has reached that stage. But I also wanted to share the scuttlebutt on the street, and this is the type that gets folks excited. About the only thing better than a Costco rumor is a sale on 35 gallons of milk.
If you didn’t get that reference, you must not be familiar with Costco, which leads me to ask: “Where did you park your spaceship?” Costco is is a major discount wholesale club, where you pay an annual membership fee to shop for items that are sold at a discount greater than what you normally would find elsewhere. Often, though, you have to buy the items in bulk. (Should I be worried that this rumor of a Costco has caused a certain someone in my family to start tuning up our forklift, and measuring how high pallets can be stacked in the spare bedroom?) Costco’s main competitor is Sam’s Club, the warehouse chain operated by Wal-Mart. Costco sells a large variety of products, including groceries, appliances, automotive supplies, tires, toys, hardware, sporting goods, jewelry, clothing, health and beauty and several other categories too.
As far as where Costco may locate in Lawrence, that would just be a guess at the moment. It would seem the two leading locations would be south Iowa Street or the undeveloped area near Rock Chalk Park in northwest Lawrence.
I’ve received no indications that Costco is in the mix for the proposed retail project just southeast of the SLT and Iowa Street interchange. That 250,000 square-foot project is up for zoning approval in December by the Lawrence City Commission.
The Rock Chalk Park site — the proposed shopping center is called Mercato — has the necessary zoning in place and has the space to accommodate a Costco store. But I chatted briefly with one of the commercial real estate agents that’s marketing the property, and I didn’t get a sense that a deal was imminent there.
“We would love to have them,” said Brandon Buckley, an agent with Kansas City-based Lane4 Property Group. “It would be a perfect anchor out there. We’ve reached out to a lot of different potential anchor tenants.”
Costco certainly has been one of them. If you look at the plans for the Mercato development it even shows a 140,000 square-foot building — which is the average size of a Costco — and the building has the signature diagonal corner that is common to Costco stores. Also note the little gas station out in the parking lot of the 140,000 square-foot building. That’s also another hallmark of Costco.
Costco would be a huge win for the Mercato development. The area has struggled to attract a single retailer since becoming zoned for commercial uses several years ago. The site has been losing out to south Iowa Street, with Menards and Dick's Sporting Goods being two of the larger examples that recently chose south Lawrence over Mercato. But if Costco were to locate at the site, it would generate the type of traffic that would likely cause other retailers to follow.
“All the nationals like to go together,” said Buckley, who said interest in Mercato has picked up as traffic volumes have increased due to the Rock Chalk Park recreation facilities now being open. “We need a catalyst like that out there.”
As the plans above show, the area is designed to house about 15 major retailers, plus there are other parcels that could house a half-dozen restaurants or other commercial developments. It could be the type of development that would shift momentum away from the south Iowa Street corridor. One of the debates that is brewing in some City Hall circles is whether Lawrence’s retail scene is becoming too reliant on south Iowa Street, much like Topeka has become reliant on Wanamaker Road.
A big question in all of this, though, is whether Costco will come to town without any financial incentives from the city. It would be an interesting debate to watch. Costco is the type of retailer that certainly would bring new sales tax dollars into the community. Depending on where it was located, it could easily draw shoppers from the Topeka area. But many on the current commission ran against the idea of incentives. Whether they would offer incentives to a chain retailer — even a large one that could draw outside dollars — is uncertain.
But, we’re starting to get ahead of ourselves here. I can’t emphasize enough that there is a lot that is uncertain at the moment. The two biggest unknowns are: We don’t know if Costco has decided to enter the market, and we don’t know where it would locate in Lawrence.
The talk by employees, however, is interesting. I think the talk is a good indication that Costco indeed is giving Lawrence a serious look. But sometimes employees don’t always have all the details correct about what’s going on within their companies. As one commercial real estate person told me, it is uncommon for store employees to know the store opening plans for their company. We’ll have to wait and see how this one plays out. I’ll keep my ears open for more details.
New report shows number of downtown Lawrence retailers on a significant decline; new numbers for citywide vacancy rate
In recent years I know downtown Lawrence has produced more of some things: more apartments, more hotels, more reasons for my wife to wear a disguise when she sees a parking control officer. But one thing it is has produced less of is one of its more important commodities: retail stores for shoppers to spend money.
The number of retail stores in downtown Lawrence is at its lowest point in years, according to a new study released by City Hall. The 2015 Retail Market Report prepared by the Lawrence-Douglas County Planning Department found that there are only 82 businesses in downtown Lawrence that actually fit into the “retail” category. That’s down from 116 in 2012 and down from a recent high of 126 in 2006.
Obviously, there are more than 82 businesses in downtown, but most of them aren’t shops or stores. The majority of them are either offices, bars and restaurants, hotels or other uses. In total, the planning department lists 310 businesses in downtown. That means retail makes up only 26 percent of the downtown business uses. Back in 2006 that percentage was 43 percent.
Thus far, the change isn’t raising a large red flag with city planners.
“My thought is that we are seeing a little bit of a shift in the retail market,” said Jeff Crick, a long-range planner that was part of the group that compiled the report. “Downtown has become more of a specialty retail market than a general retail market, and the numbers are starting to show that.”
Nonetheless, the numbers are interesting. Retail is such a major part of downtown’s identity. It has been clear the number of retail businesses in downtown has been dropping, but to see it drop by 8 percent from 2012 to 2015 is eye-opening. At one point it looked like the retail numbers might be rebounding. The 2012 report counted 116 retail businesses, which was two more than was counted in 2011.
The numbers are most interesting when you look at how much things have changed since 2006. Back in 2006, retailers were the most prominent types of businesses in downtown by quite a bit — retailers were at 43 percent while restaurants/bars and office/service businesses each were at 23 percent.
Today, offices/services businesses — think attorneys, accountants, doctors and other office users — are No. 1 on the list at 36 percent. Further, restaurants and bars are about to overtake retailers as the second largest group of businesses in downtown. There are 80 bars and restaurants in downtown compared with 82 retailers.
Here’s a look at how much things have changed since 2006:
— Retail stores: 82 in 2015, down from 126 in 2006
— Restaurants/bars: 80 in 2015, up from 68 in 2006
— Nonretail/office: 111 in 2015, up from 67 in 2006
— Hotels: four in 2015, up from two in 2006. (Jeopardy question: The four hotels in downtown Lawrence. The Eldridge, Springhill Suites by Marriott, TownPlace Suites by Marriott and . . . . The Eldridge Extended on Vermont Street. Oh, I’m sorry, you did not answer in the form of a question.)
Another interesting number to look at is how much downtown’s overall market share has declined in Lawrence. In 2009, downtown captured 14 percent of all retail sales tax dollars in Lawrence. In 2012 it grew slightly to 15 percent. But in 2015, downtown’s market share has dropped to 9.5 percent.
Here’s a look at the top five retail areas in Lawrence based on their sales tax collections:
— South Iowa Street: 40.9 percent in 2015, up from 37 percent in 2009
— West 23rd Street: 12.8 percent in 2015, down from 16.3 percent in 2009
— Downtown: 9.5 percent in 2015, down from 14.6 percent in 2009
— Sixth and Wakarusa: 9.1 percent in 2015, up from 8.9 percent in 2009
— West Sixth Street: 7.9 percent in 2015, up from 6.2 percent in 2009
What will be most interesting, though, is to see what happens next for downtown. These numbers don’t look great, but if you looked at building permit numbers for downtown, they would look pretty impressive. There’s been a lot of new investment in downtown.
But it has not been on the retail front. Take the intersection of Ninth and New Hampshire: Three new high-rise buildings totaling more than $50 million in construction either have been built or are underway at that intersection. In terms of retailers added, however, there will be a grand total of one, as it stands now. That one is City Wine Market, which is open on the ground floor of the Marriott building. Port Fonda, which also is on the ground floor of that building, is a restaurant. The Summit in the 901 building is a fitness center that counts as a service business, not a retailer. The new building under construction at the northeast corner primarily will house a bank on its ground floor, another example of a nonretail use.
But all three new buildings are creating significant new spaces for people to stay the night in downtown, either through new apartments or new hotel rooms. City leaders are betting that more people living and staying in downtown will boost retail uses in the downtown district. Certainly, the idea of a grocery store in the former, and now vacant, Borders bookstore building is still being actively pursued. That potential retailer could move the needle significantly on downtown retail sales.
The retail report did produce one other number that usually gets a lot of attention: the overall retail vacancy rate for the city. The report found that it hasn’t changed much, and is still below the regional average.
Planners calculated Lawrence has an overall commercial vacancy rate of 7.4 percent. That’s pretty much unchanged from 2010 and 2012 when the rate checked in at 7.3 percent and 7.2 percent respectively. It is up slightly from the 6.7 percent rate in 2006 when the economy was humming along at a pretty good clip. The average vacancy rate for the Midwest-Great Plains region is 8.7 percent. City planners typically have listed any vacancy rate under 8 percent as healthy.
The vacancy rate number has been used in the past as a measuring stick for whether the city ought to approve new retail areas for development. As we’ve reported, city commissioners next month are expected to vote on a rezoning for about 250,000 square feet of retail space southeast of the SLT and Iowa Street interchange.
This report likely will provide ammunition for both sides of that argument. The overall vacancy rate likely isn’t a great weapon to argue for denial of the proposal. Lawrence has added retail space over the last decade, and it seems to have had negligible impact on the overall vacancy rate in the city.
“The market is impressively stable,” Crick said of his view of the vacancy rate. “It has had really good trends since 2006.”
But the new numbers about downtown and its declining market share and retail presence likely will be part of the argument. City leaders likely are going to have to ask themselves how much they really believe some of the proposed big retailers on South Iowa Street — Academy Sports, Old Navy and Marshalls/Home Goods have been mentioned as likely tenants — will impact downtown retail. Are the changes in downtown retail all about South Iowa Street competition, or are the millions of dollars in new investment just causing downtown to morph into something different than what it used to be?
It will be an interesting debate to listen to. This may come down to a very old argument in Lawrence: How much should you protect downtown Lawrence? How much can you protect downtown Lawrence?
In other news and notes:
• Just a quick update from the Planning Commission meeting last night. Planning commissioners unanimously recommended approval for two projects we reported on yesterday: Plans to redevelop the former Sunrise Garden Center in east Lawrence and plans to convert the KU Tennis Center in west Lawrence into a new facility for Genesis health clubs. Both projects now will go to the City Commission for final approval in the next few weeks.
Talk of a fitness center usually causes me to fake a hamstring injury (mmm, ham,) but I guess it is safe to pass along this news. It sure looks like far west Lawrence is going to get a new fitness center.
As we previously reported, Genesis Health Clubs has bought the KU Tennis Center at 5200 Clinton Parkway. But it was a little unclear whether Genesis would focus just on tennis at the new location or would seek to add a fitness center to the offerings.
Well, plans now being considered by Lawrence City Hall indicate a fitness center is in the works. The Lawrence-Douglas County Planning Commission tonight will consider a plan that will allow about 11,000 square feet of new space to be added to the building.
According to the submitted plans, the building will be remodeled to include room for strength and cardio areas, fitness studios, a group fitness area, and men’s and women’s locker rooms with steam rooms.
Yes, tennis also will be a part of the facility. The plans show four indoor courts and the six outdoor courts that currently are on the site. I think there currently are five indoor courts at the facility, but it looks like one will be eliminated to make way for some of the additional amenities. The expansion of the facility, which is being designed by Lawrence-based architect Paul Werner, doesn’t call for enlarging the footprint of the building. Instead, a mezzanine level will be added to the building.
There is vacant land to the west of the property — it used to house the softball fields as part of Sport 2 Sport — but the project isn’t proposing to develop that property. City planners also are making a point to note that the property shouldn’t be developed in the future. The vacant ground is directly below the dam of Yankee Tank lake. Genesis purchased the property as part of the tennis center deal, but it has expressed no desire to develop the land. Instead, it proposes to use the area as overflow parking for the facility.
Genesis is seeking approval of a special use permit at tonight’s Planning Commission meeting, which begins at 6:30 p.m. at City Hall. If approved by the Planning Commission, the project also will have to win approval from the Lawrence City Commission before it can proceed.
I have put a call into the folks at Genesis — which has Lawrence fitness centers at 3201 Mesa Way and 2339 Iowa — to get more information, but haven’t heard back from them.
In case you have forgotten, the KU Tennis Center has become available because Kansas University is building a new state-of-the-art tennis facility at Rock Chalk Park. As we previously have reported, KU Athletics and Lawrence businessman Thomas Fritzel have entered into a deal to build a new center on the portion of Rock Chalk Park that is just south of the soccer field and track and field stadium. The new KU facility, however, will be open to the public for memberships.
In other news and notes from around town:
• The Lawrence-Douglas County Planning Commission tonight will be dealing with tofu. (Whenever I have to deal with tofu, I normally panic and blurt out that my hamstring is allergic to it.) But this is a different type of deal, I believe. The Planning Commission will be deciding whether a small tofu manufacturing plant can locate in the Barker neighborhood near 15th and Learnard.
As we previously have reported, Lawrence-based Central Soy Foods wants to use a portion of the former Sunrise Garden Center to build a facility to manufacture its tofu and tempeh. Planning commissioners at their meeting tonight will consider changing the zoning of the former nursery site from residential to light industrial.
Central Soy Foods has been around since 1978, but was bought by a group led by Lawrence businessman David Millstein in 2003. Millstein previously told me the company produces about 2,000 pounds of tofu and tempeh — a soy product that uses mushroom spores — per week. It sells the products primarily in grocery stores around the Kansas City region. The company has been looking for new production space since summer, mainly because the company’s current production facility isn’t very efficient, Millstein said.
Planning commissioners were scheduled to take action on the rezoning request at their October meeting, but they balked in order to give members of the neighborhood more time to learn about the project.
The site likely will end up housing more than just a tofu facility. A concept plan for the property shows a pair of 2,400 square-foot buildings being constructed on the site. One would be for the Central Soy Foods production plant. The other would be for Optimal Living, a company that cooks and delivers healthy meals for a variety of customers. The plan also calls for the existing greenhouses to remain. As we previously have reported, a nonprofit called the Sunrise Project hopes to use a portion of the site for demonstration gardens and other projects that demonstrate the importance of locally grown foods and issues of sustainability.
Millstein also has been working with other smaller companies that could use the greenhouse and growing space. That could be everything from vegetable producers to more specialty growers. A company called Seeds from Italy, a Lawrence-based company that imports the Franchi Seeds of Italian vegetable, herb and flower seeds, has expressed an interest in having a small facility at the site.
Several neighbors of the site have written letters of support for the project. They like the idea of agriculturally based businesses at the location better than they like the idea of a dense housing development on the approximately three-acre site. But neighbors have expressed concern about the types of uses that could be built on industrially zoned property, if the agriculture ventures fail.
Planning staff members are recommending that a special provision be added to the property to alleviate some of those concerns. The condition would require any future developments to have their site plans approved by the City Commission. Normally, site plan approvals are handled administratively. The City Commission approval will guarantee that neighbors have a public forum to voice any concerns over future development of the property. But it doesn’t really provide any assurances that certain types of industrial uses won’t be allowed on the property. Site plan approvals aren’t about saying no to certain types of uses — zoning dictates that — but rather is about ensuring that technical details like access points, landscaping, lighting and such are handled appropriately.
Planning commissioners at their meeting tonight will make a recommendation on whether to change the zoning from residential to the city’s limited industrial category. City commissioners, though, will have the final say on the zoning issue. The matter likely will come to the commission in the next couple of weeks.
Signs of change at south Iowa Street movie theater; update on tenant for old Round Corner Drug space; west Lawrence restaurant closes
Some news and notes from around town:
• Movie theater liquor: It looks like it is coming to Lawrence’s largest cinema chain. The Regal theater chain on south Iowa Street has filed for a city drinking establishment license. I don’t get out to the movies a tremendous amount, but I don’t believe liquor has been one of the concession stand options. If the license is approved by city commissioners — all indications are that it will be approved — it is the type of license that allows for both beer and cocktails to be served. I have no word yet from Regal, though, what its plans are for the Lawrence theater. Obviously, there are numerous theaters in the area that serve alcohol. I may be mistaken, but I think Lawrence’s Liberty Hall currently serves beer as a concession option. Some of the theaters in Kansas City serve full meals and have extensive cocktail offerings. I know this because I recently signed the paperwork on the home equity loan that I used to pay off that night at the movies. There certainly has been a lot of discussion over the years about a need for the Regal movie theater to upgrade its offerings. It will be interesting to see whether this is a sign of other improvements to come. I’ll reach out to the Regal folks to see if I can learn more.
• Movie theater liquor may change the equation on whether I can afford both movie and a dinner on date night. (Questions: Will the movie theater serve the cocktails in the same cups they serve the soda? And just how much will an 84 ounce Tom Collins cost?). But, on the off chance that both still fit in the budget, it looks like there will be a new downtown dining option soon.
I’ve been telling you for awhile now a restaurant is going in the old Round Corner Drug location at 801 Mass. Figuring out exactly what restaurant, though, has been challenging. We’ve got a new clue, though. City officials have received a drinking establishment license for a new business called RND Corner Grille.
I’ve previously reported that the person behind the venture is Zach Marten, the Kansas City restaurant guy who is one of the operators of Coal Vines Pizza in the Country Club Plaza. According to the paperwork related to this drinking establishment license, Marten and business partner Bret Springs — who also is a partner in the Coal Vines business — are indeed the operators of Lawrence’s RND Corner Grille.
I’ve reached out to Marten in the past with no luck. But I’ll do so again to see if he is ready to start sharing some details about his new business. It has been a slow-moving venture up to this point. The group filed a site plan with the city in June 2014 to occupy the building, and we’re just now reaching the end game.
It will be interesting to see what concept the group pursues here in Lawrence. It has experience in more than just the pizza game. The duo also is behind the Westport Ale House, which serves a lot of beer and has a menu full of hamburgers, sandwiches, nachos, wings and other such creations.
• There is one less dining option in Lawrence: The west Lawrence sports bar and grill Legends has closed at Bob Billings and Wakarusa Drive. Matt Llewellyn, owner of the popular 23rd Street Brewery, was lead owner of Legends. He said Legends just never did attract the volume of business that was expected.
“It just didn’t work,” Llewellyn told me. “I’m pleased and very thankful for the guests that we had, but I just didn’t have enough of them.”
The location has proved difficult for a number of restaurants. Among some of the restaurants that have tried and failed there are Tanner’s Sports Bar & Grill, Zig & Mac's, Bambinos, and I know I’m forgetting some others.
Llewellyn partnered with longtime sports personality David Lawrence — the Jayhawk football color commentator — on the restaurant. It had a lot of KU memorabilia, and the restaurant had a strong relationship with several other KU personalities. There was even part of the menu that was created by KU basketball strength and conditioning coach Andrea Hudy.
It will be interesting to see whether the location improves any once the new Bob Billings interchange on the South Lawrence Trafficway opens. The interchange, which is scheduled to open later this month, is expected to increase traffic volumes along Bob Billings Parkway. The interchange really will cause Bob Billings to become a new western gateway for the city of Lawrence, and particularly for anyone wanting an easy route to the KU campus.
Llewellyn said the business tried to hold out until that opening, but said the business could not continue operating at current levels.
Llewellyn, though, said the troubles at Legends have not created any problems for 23rd Street Brewery. He said business remains strong at that microbrewery and restaurant.
“Business is still super over there,” Llewellyn said.
No word yet on what may come of the space at Bob Billings and Wakarusa. Llewellyn said there has been some interest from other types of businesses to sublease the space, but no deals have been signed.
• For those of us who must always know that there is a 24-hour supply of bacon nearby, take a deep breath. Perkins — the 24-hour restaurant at 23rd and Ousdahl — has not closed down. The restaurant has been closed a few days, but it is for remodeling and updating. A worker last evening told me the restaurant is scheduled to reopen today. No word yet on what the renovation involved, but it looked like a pretty significant amount of interior work. I’ll report back if I hear of anything interesting.
Incentives to attract retailers and other matters up for debate in Horizon 2020; Lawrence job growth outpaces state’s; update on south Iowa development
The Lawrence City Commission is back to conducting it normal business, which means that drug stores around the city are once again stocking NoDoz. I’ve sat through enough City Commission meetings that I can make jokes like that. Indeed, there are some topics at City Hall that average residents may have a hard time getting excited about.
An update to the city and county’s comprehensive plan is likely one of them, but that doesn’t mean you shouldn’t pay attention. Tinkering with that document can have long term implications about how the city and the county go about managing growth, which is a frequent topic that people are eager to argue about.
City commissioners at their Tuesday evening meeting will consider accepting a report from a joint committee that has been meeting for months on how the comprehensive plan — Horizon 2020 — should be changed. If commissioners agree to accept the report, then a more formal process for changing Horizon 2020 will begin. This report from the committee will serve as the guiding document for the changes to come.
Look for City Hall reporter Nikki Wentling to provide you a more detailed account on all of this prior to Tuesday’s meeting. The report lists a host of issues prime for updating. They range from strategies on economic development to how tall future buildings ought to be in downtown. It will be interesting to watch where the battles flare up.
One area that caught my attention after a quick read of the document is in the area titled “plan for the size and location of retail development.” The report listed just one “action step” under that category: Study incentives that would be desirable to encourage and foster redevelopment in existing commercial/retail areas within the city of Lawrence and unincorporated Douglas County.”
Now, the report doesn’t go into detail of what it means by incentives, but certainly financial incentives for retail development have been controversial. I remember when the Olive Garden tried to build a restaurant at 27th and Iowa street on a piece of retail property that had sat vacant for quite awhile. The idea of providing an incentive to Olive Garden ended up getting shot down by the City Commission at that time. A large argument from opponents was that it was unfair to provide an incentive to one Italian restaurant when there are other Italian restaurants in town that don’t receive an incentive.
A question going forward is: What retailer could come to town that wouldn’t compete in at least some way with an existing retailer in Lawrence? Or perhaps, we’re over that debate. The city provides incentives to hotels, despite there being other hotels in town, to a drug store, and to multiple restaurants. Those incentives have come in the form of special taxing districts where developers are allowed to use a portion of the tax receipts to pay for parking and infrastructure.
I think another interesting issue to keep an eye on is whether city officials will determine an incentive needs to be offered to attract retailers to the area around Rock Chalk Park in northwest Lawrence. The property is already zoned for retail development, but it just hasn’t attracted any yet. The recreation center and the KU facilities have not yet been enough of an enticement for retailers to locate on the property. How long will commissioners go before they get more aggressive in trying to create a retail center at that location? The city provided about $22 million in funds to make the Rock Chalk Park project a reality, and I’m pretty sure they were hoping one of the payoffs would be a robust retail area. Keep that in mind as the city discusses the future of retail incentives.
Commissioners, however, are going to get a chance to talk about a major retail issue well before they figure out any of this comprehensive plan stuff out. As we previously have reported, a zoning request for a new 250,000-square-foot retail development at the southeast corner of the SLT and Iowa Street is awaiting a hearing from the City Commission. It already has been recommended for approval by the Planning Commission. The retail development isn’t asking for any incentives, and the development group said interest has been strong from major retailers to locate on the South Iowa Street corridor.
The City Commission is tentatively scheduled to hear the rezoning request at its Dec. 8 meeting, but that date is subject to change. On issues like this, commissioners have been known to take as much time as I take with a bowl of all-you-can-eat breadsticks.
And who knows, maybe the North Carolina-based development group will want a delay too. As I look at the situation, it is not at all clear that the development has the necessary votes on the City Commission to win approval.
One thing that is scheduled to happen before that Dec. 8 meeting is that the City Commission is scheduled to receive the 2015 Retail Market Report from the city’s planning staff. That is a report where planners attempt to estimate the retail vacancy rate in the city, and measure several other pieces of data designed to give a snapshot of the health of the retail market. That report could be ammunition in the debate for either side, depending on what it says.
In other news and notes from around town:
• Let’s take a look at the latest job numbers for Lawrence and other Kansas communities. According to the latest figures from the U.S. Bureau of Labor Statistics, job growth totals in Lawrence are quite a bit better than those in other parts of the state.
Lawrence had 1,400 more jobs in September 2015 than it did in September 2014, according to data from the Bureau of Labor Statistics’ monthly metropolitan area employment report. Lawrence’s growth rate checked in at 2.6 percent for the year. That put Lawrence at No. 2 of the four Kansas metro areas that the BLS tracks.
Importantly, Lawrence’s growth rate was better than Kansas’ overall growth rate of 0.6 percent.
Here’s a look at how Lawrence’s employment growth rate stacked up to some other communities in the state and region:
— Manhattan: up 2.7 percent
— Lawrence: up 2.6 percent
— Topeka: up 0.4 percent
— Wichita: up 0.3 percent
— Kansas City, Mo.-Kan.: up 1.5 percent
— Columbia, Mo.: up 1.2 percent
— St. Joseph, Mo.: down 1.6 percent
— Ames, Iowa: up 0.9 percent
— Iowa City: up 1.1 percent
In terms of how the state stacks up, here’s a look at the growth rates — from September 2014 to September 2015 — of our neighbors:
— Colorado: up 1.7 percent
— Kansas: up 0.6 percent
— Missouri: up 0.9 percent
— Nebraska: up 0.6 percent
— Oklahoma: up 0.1 percent
These numbers are subject to revision next month. The BLS released revised numbers for August, which showed slower growth rates for Lawrence. The revised numbers showed Lawrence had a growth rate of 1 percent from August 2014 to August 2015. That was better than the statewide growth rate of 0.4 percent. Lawrence’s totals were stronger than Topeka’s (up 0.5 percent) and Wichita’s (down 0.1 percent) but lagged Manhattan’s (up 3.2 percent.)
• If you have been on south Iowa Street recently, you may have noticed demolition work has begun near 26th and Iowa streets, where the Lawrence Workforce Center once was housed. I had someone this weekend ask me what was going into that location. I looked at him incredulously and threw a wet wipe at him.
As I reported in early September, plans have been filed at City Hall that list Popeyes fried chicken as the the tenant for that site. Demolition work will clear the way for a new building and drive-thru to be constructed right near the northeast corner of 26th and Iowa.
Look for other construction work on the adjacent shopping center — Tower Plaza — as well. The plans filed with the city indicate that a new facade is coming for the shopping center.
If you are looking for a job, don’t worry, the workforce center is still around. As we previously have reported, it moved to the new Peaslee Tech vocational education building near 31st and Haskell.
• A housekeeping matter: Town Talk will be absent for the next few days while I work on another project. That project may or may not involve a very large bucket of fried chicken. Assuming I don’t run out of wet wipes, look for Town Talk to return late this week.
Lawrence’s former mayor has left a mess behind. Yes, I know, that is not exactly breaking news at this point. But I’m talking about a literal mess, as in a pile of trash strewn about the front yard of his former home.
Journal-World photographer Nick Krug took these photos a few days ago at Jeremy Farmer’s former residence at 1135 Randall Road after some neighbors had called us to complain about the mess.
In case you have forgotten, Farmer resigned his post as mayor of Lawrence in August after he resigned his job as the executive director of a local food bank where it was discovered he failed to pay more than $50,000 in payroll taxes. The food bank’s board later alleged that Farmer overpaid himself by more than $52,000 over a two-year period, and deceived the Just Food board on multiple financial matters. We all await whether Farmer will face criminal charges in the matter.
Farmer’s whereabouts have been unclear since his resignation, and he hasn’t returned phone calls. Looking at county property records for 1135 Randall, I reached out to the owner of the property. The man who answered the phone didn’t want to give his name but did say he was the landlord for the property. He told me Farmer moved out of the property on Oct. 31. The man said it was Farmer who left the trash in the yard, and he was disappointed when he saw the mess. The man called city sanitation crews, who picked up the trash, he said.
The man said Farmer didn’t say where he is living these days. Farmer didn't return a call for comment.
Certainly this isn’t the first time a mess has been left by a Lawrence renter leaving town. But I did find it noteworthy, in part, because Farmer once was an elected official who railed against such things. It would be hard for me to count the number of times Farmer climbed atop his soapbox to lecture about how we all needed to be better neighbors and about how we all needed to do more to build a community.
Hopefully, the soapbox is in that pile somewhere.
As for other updates on Farmer’s situation, we are kind of in wait-and-see mode. Charges haven’t been filed yet. As we’ve previously reported, it doesn’t sound like the type of case that local prosecutors are planning to deal with. Instead, my understanding is that federal investigators have taken the lead.
I don’t have great detail on the matter, but there could be numerous federal agencies that could be interested, with the IRS likely being near the top of the list. People who are familiar with such matters tell me federal investigations take their time. I think it could be months yet before we know whether criminal charges will be filed in the matter.
But there likely will be other opportunities for updates before then. As we previously have reported, the Just Food board has ordered an audit. My understanding is that audit is still in process. But when it is completed, we’ll seek to get a copy and report on its results.
The community has rallied around Just Food, and helped the nonprofit complete a fundraising drive to pay off its debt to taxing authorities. But, I think there is strong interest in the community about getting to the bottom of what happened at the organization. That interest likely will become stronger if Just Food seeks city or county funding in the future to help it keep its doors open.
Arts and crafts store makes expansion into west Lawrence; talk of banning plastic bags in Lawrence grows
Anybody who has watched a DirectTV ad lately knows there is an “arts and crafts” Tony Romo out there. Who knows, maybe there is an arts and crafts Bill Self roaming around Lawrence. If so, he’s going to love this news: Downtown Lawrence’s Sunfire Ceramics is expanding with a new west Lawrence location.
Sunfire recently opened in the Westgate shopping center, which is the one next to the Dillons store at Sixth and Wakarusa. Owner Cheryl Roth told me that she had been keeping an eye on the spot for years, and the timing finally became right to open a location that she hopes will tap into the large market of west Lawrence families.
If you are not familiar with Sunfire, then that must mean you don’t have a 9-year old daughter. The business allows people to paint pieces of pottery that are then cured in a kiln operated by Sunfire. The business is particularly popular for birthday parties and other such gatherings. (I have so much pottery at my home that in a thousand years when archeologists are digging through the remains, they are going to assume the site was the home of a leader of a great tribe that worshipped purple dinosaurs and anatomically incorrect stick figures.)
The store also offers fused glass projects, which is an art form where you break pieces of colored glass, glue them onto a surface, and then they are heated and can be formed into different shapes for jewelry or other purposes. (My kids are learning this. They break a lot of glass items, and soon I’m sure they will start putting them in the oven instead of under the couch.)
Sunfire has been open for 18 years in Downtown Lawrence, all them in the neat old gas station building that sits at 10th and New Hampshire streets. Roth said the west Lawrence location isn’t meant to replace the downtown location.
“We’re happy to be downtown and we definitely want to remain downtown,” Roth said.
Instead, the west Lawrence location is aimed at expanding the store’s capacity. The business now has twice as much party space to offer, twice as much kiln space (they get up to 1,900 degrees, case you were wondering) and twice as much space for inventory. Roth said she’s optimistic that the west Lawrence location will take off because she thinks Lawrence families are looking for unique activities.
“I think there is always something new to try and do at a store like ours,” Roth said. “It is a nice hands-on activity. It seems like so many of us are in front of a computer a lot these days. It is nice to pull out a paint brush and have a little fun.”
As for the exact location Sunfire has moved into — 4821 W. Sixth St., Suite L — it used to house Scratch Bakery. I haven’t heard of the relatively new bakery moving anywhere, so it appears it may no longer be operating a Lawrence retail operation.
In other news and notes from around town:
• This great swami turban I’m wearing is actually not part of my Arts and Crafts Chad Lawhorn costume. Instead, I actually make some predictions from time to time. (You can see my weekly football picks as part of the Checkers Football Pick & Win contest in today’s paper. Don’t read too much into the fact that a dog named Sherlock is beating me. I’m almost certain Sherlock makes his picks based off of a ritual that involves a fire hydrant, and my attorney has strongly advised me against replicating what Sherlock does to a fire hydrant.)
Regardless, back in August 2014, I predicted that the day would come when plastic grocery sacks are banned in Lawrence. Well, that day hasn’t yet come, but it appears discussions are heating up on the topic.
Some forwarded me an e-mail stating that several environmental groups — Sustainability Action Network, the Sierra Wakarusa Group and Lawrence Ecology Teams United in Sustainability — will be attending the next meeting of the city’s Sustainability Advisory Board to lobby for regulations that would ban plastic bags in the city.
The Sustainability Advisory Board meets at 5:30 p.m. Nov. 11 at City Hall. No word on whether the ban has supporters on the advisory board, which makes recommendation to city commissioners on a host of environmental issues. But we’ll try to check in with some of the organizers of this movement and bring you back more information.
I think the issue will be one to watch because plastic bags do create a challenge for Lawrence. They currently are not accepted as part of the city’s curbside recycling program. They just make a mess of everything. That may be a motive for city officials to consider banning them. Plus, it is an action that many progressive cities are taking. This website lists more than 100 ordinances that have been passed across the country. (It didn’t list any for Kansas.) It notes that some communities are not just banning plastic bags but also are charging a fee for people to use paper bags. In other words, they’re trying to encourage people to bring their own reusable bags to stores.
I know nothing about the economics of paper versus plastic shopping bags, so it is tough for me to say how grocers and other retailers may react. But it sounds like the issue may get some attention in Lawrence.
Home sales in Lawrence continue on strong pace, above KC market; tax man begins work on property values; more info on Clinton Parkway development
It seems certain that November’s Lawrence real estate report will show large amounts of activity. Thousands of Royals fans from Lawrence are discovering it is easier to buy a house in Kansas City than to get their car out of downtown following Tuesday’s massive parade and rally. Well, I don’t have November’s numbers yet, but the latest report from the Lawrence Board of Realtors shows the city’s real estate market continues to be a hot one.
Home sales in Lawrence are up 17 percent compared with a year ago, according to the latest report, which tracks sales through September. The strong numbers are despite a relatively ho-hum month of sales in September. Home sales basically were steady in September compared with a year ago — 70 sales in September 2015 compared with 69 in September 2014.
The report, however, did show signs that activity levels are set to rise again in the fall. Real estate agents had 86 contracts for sale written in September, up from 69 in September 2014. Contracts written during a month are usually a good indicator of home sales that will be finalized in the next month or so.
Local real estate agents certainly wouldn’t mind if something caused more Lawrence residents to put their homes on the market. A decline in the number of homes for sale may be the biggest threat to the local real estate market right now. The number of active listings is down to 322 homes, which is about 25 percent less than at this point a year ago.
Here’s a look at some other statistics from the report:
— Sales totals for newly constructed homes are at their highest levels in awhile. Through September, 64 new homes sales have been recorded. That’s an increase of a little more than 25 percent compared with the same period a year ago. In dollar terms, there have been $21 million in new homes sales compared with $16.5 million a year ago.
— The value of total home sales — both newly constructed and existing homes — stands at $195.1 million through September, up from $161.3 million a year ago.
— The median number of days a home is sitting on the market before it sells is now down to 24. That’s down from 33 in 2014 and 42 in 2013.
— Data selling prices for homes show there is a bit of an uptick in prices as the market has heated up. The Douglas County appraiser’s office released a report recently that said the average selling price for a three-bedroom, two-bath home with 1,300 to 1,800 square feet is $168,120. That’s up from an average of $161,325 at this point last year. It also is up from an average of $165,680 in 2013.
So, those numbers suggest home values indeed fell in 2014, but they have now returned to levels above where they were before the decline. Home values, though, can be hard to pin down because there are a multitude of variables. The Douglas County appraiser’s office, however, gets the chore of setting home values. It places a value on every home in the county so that your property tax bills can be figured. The office is beginning that work now. It is required to come up with what the value of a home is on Jan. 1, 2016.
The office tracks the selling price of every home sale that occurs in the county, then compares it with the value the county had previously placed on that home. Thus far, homes are selling — on average — for about 1 percent more than what the county has them listed at on the tax rolls. If that trend continues, the county appraiser probably won’t make many large changes to the tax values of homes across the county. But we’ll have to wait a bit longer to see if that trend continues.
Owners of commercial property may have more to keep an eye on when it comes to their tax values. Thus far, selling prices of commercial property are coming in about 9 percent higher than what the county has them listed at on the tax rolls. There are a lot of variables in commercial property valuations, but the appraiser will be keeping an eye on those statistics.
“In fact, the most recent sales prices have far exceeded the 2015 valuation,” Steve Miles, Douglas County appraiser, wrote in a recent report. “It will require more analysis to determine the effect on 2016 values.”
• In case you are wondering how Lawrence’s home market is doing compared with the always active Kansas City metro market, I have those numbers too. In short, Lawrence’s market is hotter than Kansas City’s, thus far in 2015.
Total homes sales in the KC metro are up 12.5 percent through September compared with a 17 percent increase in Lawrence. But home values in the Kansas City area seem to be increasing faster than in Lawrence. According to a report from the Kansas City Regional Association of Realtors, the median sales price for homes in the metro is up 6.3 percent compared with a year ago.
In other news and notes from around town:
• The development group that is seeking city approval for some drive-thru restaurants near the southeast corner of Clinton Parkway and Inverness has given me some additional information about what type of tenants they will try to attract.
If you remember, earlier this week we reported on the project and Lawrence-based architect Paul Werner tried to head off any concerns that the location was going to attract high-volume, fast-food chains, like a McDonald’s or a Burger King. Those types of restaurants have drawn opposition from some neighbors who are concerned about the businesses' long hours and the amount of traffic and noise they may create.
In our original article, Werner said a coffee shop with a drive-thru would be much more likely. Some neighbors, though, still had concerns because the plans filed with the city show three fast-order restaurants on the site, with two of them having drive-thru service.
So, Werner reached back out to me and gave me a few other examples of restaurant types the development hopes to attract. He said in addition to coffee shops, businesses like a Jimmy John’s sandwich shop, Subway, or a Panera soup, sandwich and pastry shop would fit into the development nicely. The development doesn’t have deals with those businesses, but he offered them as examples to help give neighbors a better idea of what is to come. Werner continues to make strong statements that the development won’t attract the big burger and taco chains.
“A high-volume fast-food restaurant — i.e. McDonald’s — wouldn’t want this site,” Werner said via email. “There is not enough traffic.”
Werner also said plans to build a duplex development just east of the site of the restaurants is continuing to progress. Back in June we reported that the development group filed plans for a duplex development with 28 living units. Here’s a look at the entire site plan for the project to get a better feel for what is proposed. Ultimately, city commissioners will have to weigh in on the plans, especially the part about drive-thru uses.
Lawrence garners ranking in Best Small Places to Live report; host of Kansas communities score higher than Lawrence in new business ranking
The best type of rankings are those that are determined on a field of play, cause a parade to be held for the victors, and give all of us the opportunity to practice the important art of faking a cough and forging a doctor’s note to give to the HR department. But sometimes you have to settle for a ranking from a financial website, and these most recent ones aren’t necessarily parade worthy for Lawrence.
Just out this morning is a new ranking of the Best Small Cities to Live In. Lawrence checks in at No. 321, according to the folks at the financial website WalletHub. That’s actually not bad, considering the website ranked 1,268 cities with populations between 25,000 and 100,000. But, No. 321 probably isn’t worth throwing a parade for. (Building a human pyramid that conveys we’re No 321 gets very complicated.)
What’s also a bit of a downer is that of all the Kansas communities ranked, Lawrence was second to last in the rankings. We finished ahead of only Salina, which came in at No. 437. The two Kansas communities that might be conducting parade planning and pyramid practice are Leawood and Shawnee in Johnson County. Leawood checked in at No. 5 in the country, while Shawnee came in at No. 54. In other words, both finished in the top 5 percent of the rankings. Overall, Kansas fared well in the rankings. There was no Kansas community that finished in the lower half of the rankings. Compare that to some other states, like California, which occupied the 23 bottom spots in the rankings. (Bell, Calif., in case you are wondering, evidently doesn’t have a nice tone to it. It ranked last.)
Here’s a look at all the Kansas communities and their rankings:
— Leawood: No. 5
— Shawnee: No. 54
— Dodge City: No 156
— Lenexa: No. 223
— Hutchinson: No. 264
— Manhattan: No. 273
— Garden City: No. 278
— Leavenworth: No 317
— Lawrence: No. 321
— Salina: T-No. 437
The study looked at 22 metrics from the U.S. Census Bureau, U.S. Bureau of Labor Statistics, the FBI, Yelp and other sources to compile the rankings. It looked at issues such as housing costs, median household incomes, unemployment rates, population growth, income growth, education levels, commute times, health insurance coverage, crime rates, and per capita figures on items such as number of restaurants, bars, coffee shops, museums, pediatricians and other such statistics.
It provided sub-rankings for each community in various areas. Lawrence’s worst ranking was in the category of affordability. I think college communities are at a bit of a disadvantage in this area because the statistics don’t always do a good job of separating the incomes of college students from those of full-time workers. Lawrence ranked No. 877 in affordability out of 1,268. It was second to last in the Kansas rankings, trailing only Manhattan at No. 949.
But university town issues aside, affordability is at least a perception problem for Lawrence. It may be more than perception. The average affordability ranking for all Kansas communities was 373 out of 1,268. That’s a pretty big gap between Lawrence and the other Kansas communities.
Lawrence’s best sub-ranking was in the category of quality of life, which measured everything from crime rates to the number of bars and coffee shops per capita. Lawrence ranked No. 306. We finished third in the state behind Manhattan (No. 159) and Leavenworth (No. 275).
Perhaps the most surprising ranking for Lawrence was in the education/health category. We are the education capital of Kansas, and we generally think of ourselves as healthy. We finished OK nationally at No. 322, but there were quite a few other communities that finished ahead of us. Shawnee was No. 76. Other Kansas communities ahead of us: Leawood, No. 123; Hutchinson, No. 213; Manhattan, No. 245; and Garden City, No. 281.
In case you are wondering, it was a mixed bag for how other university communities across the region fared. The top ranked small city in the country was a university town: Princeton, N.J. Most of the university towns in the Big 12 exceed the 100,000 population threshold, and thus weren’t included in the rankings. Among those that were included: Ames, Iowa, No. 79; Morgantown, W. Va., No. 402; and Stillwater Okla., No. 625.
• Let’s move on to ranking No. 2. When it comes to good places to start a business in Kansas, Lawrence ranks near the bottom of the list, according to a new ranking compiled by financial website NerdWallet. Lawrence ranked No. 37 out of the 46 Kansas communities ranked by NerdWallet.
Whether the ranking is anything to be concerned about, though, is debatable. “Best place to start a business” is such a broad category. We’re probably good for some type of businesses and not so good for others. The rankings do rely on good data from the U.S. Census Bureau, but whether it is entirely on point is up for debate. For example, the survey looked at metrics such as the average revenue of businesses in a community, the percentage of businesses that have employees, and the number of businesses per 100 people. All those are interesting, but some may not speak directly to whether a community is a good place to open a business. Detroit, for example, has some of the larger revenue producing businesses in the country. It also is a city full of bankruptcy attorneys these days.
The rankings also look at economic health issues of a community such as median incomes, median housing costs and unemployment rates. The rankings are getting some media attention elsewhere, and people have asked me how Lawrence fared, so I want to pass them along. Take them for whatever you think they are worth. And if nothing else, they do serve as a good reminder of the importance of promoting the community as a good place to do business, which has been a major point of emphasis for local economic development leaders recently. Here’s a look at the results of the top 10:
— No. 1: Merriam
— No. 2: Mission
— No. 3: Lenexa
— No. 4: Overland Park
— No. 5: Emporia
— No. 6: Coffeyville
— No. 7: Abilene
— No. 8: Hays
— No. 9: McPherson
— No. 10: Dodge City
Here’s a look at the communities that ranked below Lawrence:
— No. 38: Andover
— No. 39: Junction City
— No. 40: Wellington
— No. 41: Leavenworth
— No. 42: Derby
— No. 43: Roeland Park
— No. 44: Haysville
— No. 45: Augusta
— No. 46: Gardner
One clear trend from this particular set of rankings is that — not surprisingly — being in the Johnson County part of the Kansas City metro has some appeal. That prosperity, though, hasn’t extended into Douglas County. But it is interesting to note that it hasn’t extended to all parts of Johnson County either, according to this ranking. Gardner is ranked last, despite having large population growth over the last decade and being next door to the very large BNSF intermodal facility that is generating a lot of potential for shipping and distribution jobs in the area.
All in all, I find the results of this one a bit confounding. The one thing that is clear: I think the KU goalposts should be safe from any ensuing celebrations.
I’m sure coffee sounds good to some of you following the historic late-night Royals victory and the celebrations that lasted into the morning. My healthful ways don’t allow me to drink coffee, so I’ve resorted to popping leftover Halloween Skittles approximately every 1.2 seconds. But those of you in southwest Lawrence soon may have a new option for coffee or other fast food pick-me-ups. New plans have been filed for commercial development near the corner of Clinton Parkway and Inverness, and they likely are going to get a close look by wary neighbors in the area.
A local development group has filed plans at City Hall seeking a special use permit that would allow for a “fast order food with drive-through” type of business to locate near the southeast corner of Clinton Parkway and Inverness. It is one of four restaurants proposed for the location, in addition to two office/retail buildings.
Thus far, the development group hasn’t made any announcements about what type of restaurants it hopes to draw to the site. Neighbors in the area have been wary of several previous development proposals for the corner — the most recent one a proposed family fun center that would have housed batting cages, electric go-karts, an arcade and mini-golf.
The paperwork filed at City Hall indicates the same group — led by Lawrence businessman Glen Lemesany — is behind this project as well. Lawrence-based architect Paul Werner is designing the project, and he previously has said neighbors shouldn’t worry about the area becoming a new center for typical fast-food restaurants and their drive-thrus that sometimes can operate all night. He reiterated that point this week.
“A coffee shop is realistic,” Werner said via email of possible uses for the drive-thru space. “We won’t get, nor do we want to get a McDonald's or Taco Bell, etc.”
The actual paperwork filed with the city, however, doesn’t get into any specifics about the type of users the development hopes to attract. It only describes the proposed use as “fast-order food with drive-through.”
Werner, though, explained that the city’s code lumps a variety of uses into the fast-order food category. A coffee-shop with a drive-thru and a fast-order hamburger restaurant are pretty much treated the same under the city’s zoning code, although how they fit into a neighborhood may be significantly different.
It is worth noting, though, that the plans submitted to the city actually show drive-thrus for two of the four restaurant spaces. It probably is unlikely that there will be two coffee shops side by side, so other fast-food drive-thru uses seem possible.
Werner said tenants haven’t been found for the project yet. He said the development group has filed for the special use permit for the drive-thru use because that process can be time consuming.
“We thought we would get that in the pipeline as we sort out who might actually want to go there,” Werner said via email.
The plans do list three of the four restaurant spaces as fast order food establishments, while the fourth space is listed as a “quality restaurant,” which is a City Hall term used to describe a restaurant that generally has table service and is focused on diners coming and staying for a bit as opposed to the high turnover of a fast-food establishment. The plans show the quality restaurant building also having a 1,000 square-foot patio.
As for the office and retail buildings on the site, Werner said tenants haven’t been found for those either. The plans list one building at just over 14,000 square feet and another at 8,000 square feet.
We’ll see how the project progresses through City Hall. The area between Inverness and Crossgate has developed with a lot of apartments over the past several years. That created concern from adjacent single-family home owners, who said they weren’t envisioning apartments for the area when they bought their homes years ago.
The family fun center idea met stiff opposition from neighbors. It is a little hard to tell how they will respond to the latest proposal. One development that did go through with minimal pushback was a new Hy-Vee convenience store at the corner of Crossgate and Clinton Parkway. It is a traffic generator at many hours of the day and evening, and it involves some outdoor uses.
Would drive-thru restaurants have a significantly different impact on the neighborhood than a convenience store?
I don’t know, and I have other issues to deal with now. I have to restock my candy supply, and don’t let what you hear about stealing candy from a baby fool you. My 9-year old daughter evidently is no baby, and I don’t remember the process previously involving jiu-jitsu.
Man, I — and my midsection — sure wish I knew jiu-jitsu.
Plans filed for cafe along the Kansas River levee; City Commission set to start interviewing city manager candidates
I’m guessing you are much like me in that when you are biking on the Kansas River levee trail you sure wish you had some biscuits and gravy. Not only are they good, healthy fuel for the body, I’ve also found that well-made gravy that wicks off my Spandex really lubes the bike chain. Well, I don’t know if biscuits and gravy are on the menu, but it appears plans are in the works for a new North Lawrence cafe along the levee trail.
Plans have been filed with the Lawrence-Douglas County Planning Department to remodel a small building at 239 Elm St. into a cafe that will serve the North Lawrence community, and particularly users of the nearby river levee trail.
I know I’m having a hard time picturing the exact location along the levee, but of course, I ride so fast that everything along that trail is kind of a blur. (Or maybe it is just the gravy on my goggles that’s causing that.) My friend Mr. Google, however, indicates there is a small, cinder-block building on the corner of Elm and North Third Street. It already has a bit of a classic cafe look. The building is basically across the street from one of the main entrance points onto the levee trail.
No word yet on who is seeking to open the cafe. A group led by Lawrence businessman Jon Davis owns the property. Davis and Lawrence architect Paul Werner have filed the plans for the building. I’ve reached out to both of them and will report back when I hear more.
In their application to City Hall, the duo provides some information about what type of cafe is envisioned. They state in the application that the site “is a great location for those exercising and using the levee to stop for refreshment or to make this site a destination at the end or beginning of their workout. This will be a great asset to the health of the city in general.”
The project, though, will need some key approvals from the city, including a variance on parking. The property currently is zoned for industrial uses. The development group is seeking to downzone the property to a commercial zoning category. That may not be much of an issue because the city’s long-range plans don’t call for that area to be industrial.
But the parking issue will be one that will require the city to think a bit differently. The development group acknowledges that the site probably can’t meet the parking requirements for a restaurant use. But the group also notes that there is a city-owned parking lot just down the street from the property. It is that lot right at the corner of North Second and Elm streets. In its application, the development group said it likely will file for a city variance that would allow the project to proceed without the required number of parking spaces.
The group would propose that motorists visiting the cafe could park in the city lot. Plus, the cafe expects a large number of its customers to be people who have traveled to the area either on foot or via bike. In addition, the photo of the site makes it look like there is a little bit of parking available on the site.
Infill development in the city can get tricky, but the alternative is development on the outskirts of the city that creates concern about sprawl. This little project could be a nice test to see how willing the current City Commission is to modify regulations to accommodate infill development.
Davis is no stranger to dealing with infill development, especially in North Lawrence. He was the developer behind the renovation of the mini-downtown area that exists in North Lawrence. I’m talking about the area at the intersection of North Seventh and Locust streets. It houses some antique shops and other such retailers. It has been generally well-received by the North Lawrence residents and has become a nice draw for specialty shoppers.
Davis also is a major part of the group seeking to redevelop the area around Johnny’s Tavern in North Lawrence. As we’ve previously reported, the group has received approval from the City Commission to make that area more of a retail/entertainment area that better ties into the adjacent Kansas River with a boardwalk and other such features. Werner is also involved with that project. The approvals came some time ago, but the project hasn’t progressed. My understanding, however, is the idea is still alive, but finding retailers and working with the various federal agencies that regulate the area near the levee makes it a slow-moving process. I’ll ask about its progress, though, when I hear back from the group.
In other news and notes from around town:
• It sure looks like the City Commission is going to be talking with candidates for the open city manager position soon. Commissioners will meet on Tuesday, but instead of adjourning the meeting when they are done with business on Tuesday, they will recess the meeting until Sunday, Nov. 8.
When the commission gets back together on Sunday, it will immediately call an executive session, where they will talk about personnel matters behind closed doors. My understanding is that the executive session is to interview candidates for the city manager position, which commissioners are seeking to fill after David Corliss earlier this year left the job to take a similar position in Colorado. The commission is scheduled to meet in executive session from about 8:30 a.m. to 5:30 p.m. The justification for the executive session is to “protect the privacy of non-elected personnel.” I don’t have any word on how many candidates the commission may be interviewing at that time, but the length of the session would indicate multiple candidates.
The executive session will just be one part of the process. Commissioners have said they do intend to narrow the field to a list of finalists. They plan to release the names of the finalists and hold an event to allow the public to meet the finalists. It looks like November could be a busy month on that front.
A new study that says it pays to go to K-State over KU; opening date set for another new south Iowa Street retailer
Perhaps you too stayed up later than you intended last night watching a magic show that was billed as a baseball game. Perhaps your alarm clock also did not survive the beating it took this morning from the miniature Alex Gordon bat that you slept with, and now you too are looking for a new job. If so, a Kansas State degree may be a bit more helpful to you than a KU degree, according to one new survey.
The folks at the financial website SmartAsset have compiled a list of average starting salaries for graduates of four-year universities in Kansas. They found graduates at Kansas State University topped the list, while Kansas University graduates finished sixth, about $3,100 behind. KU did not quite finish first in Douglas County in terms of top starting salaries for graduates. Baker University in Baldwin City finished with the third highest starting salary figure in the state, about $1,200 more than KU’s. Of course, Baker’s average tuition was about $15,000 higher than KU’s too.
That, however, wasn’t the case at K-State. The study found that K-State students pay less in tuition and receive a greater percentage of their tuition in scholarships and grants than KU students.
They do have to wear purple, though, which has to be factored into this equation somewhere.
KU fared well, however, in the overall ranking that SmartAsset puts together on universities in the state. It finished second in the “Best Value” category of all schools ranked in the state. Kansas State finished first. Pittsburg State, Emporia State and Wichita State rounded out the top five. Baker finished seventh.
It is always interesting to look at how KU stacks up against other colleges, because I can assure you prospective students are looking at such issues. It also is important, though, to keep the numbers in perspective. For example, average starting salaries aren’t necessarily a reflection of what the market thinks of the quality of the degrees being awarded by KU. Instead, it may be more of a reflection of the degree mix of a university. A university that awards a lot more English degrees probably will have a lower starting salary than a university that awards a lot of engineering degrees. It doesn’t have anything to do with the quality of degree. Instead, it is just a supply and demand thing. America needs lots of engineering but a quick look at Twitter confirms we have abandoned English as a language.
But, the numbers for KU are a little surprising, given that KU has the only medical school in the state. Plus, we have engineering, law, pharmacy and several other high-paying degrees at the university. (To be fair, I can't tell from the study whether the average starting salary is for all degrees or only undergraduate degrees.) We do have a very large liberal arts school, but so do some of the others that are ahead of KU on the list.
The study looks at a host of other statistics. It ranks tuition numbers, student living costs, the average amount of scholarships and grants and other statistics. The figures come from a 2013 report from the National Center for Educational Statistics, and a 2014 report from Payscale, a private company that says it tracks about 54 million individual salaries across the country.
Here’s a look at the chart for the 10 Kansas schools ranked:
I also did a little digging in SmartAsset’s study to see how KU stacked up with the other schools in the Big 12 that were ranked. The value rating is a subjective measure that SmartAsset puts together to measure the overall financial picture of the school. A score of 100 is best. Here’s a look at those numbers:
• University of Texas: $50,400 salary; $9,790 tuition; $15,602 student living costs; value rating 80.6
• Texas Tech: $49,000 salary; $7,517 tuition; $14,505 student living costs; value rating 71.65
• Iowa State: $47,800 salary; $7,726 tuition; $11,194 student living costs; value rating 84.84
• University of Oklahoma: $47,700 salary; $8,706 tuition, $14,584 student living costs; value rating 71.09
• Kansas State University: $45,200 salary; $8,047 tuition; $12,100 student living costs; value rating 70.63
• Oklahoma State: $44,400 salary; $7,442 tuition; $14,160 student living costs; value rating 66.08
• West Virginia: $43,800 salary; $6,090 tuition; $10,230 student living costs; value rating 77.46
• Kansas University: $42,100 salary; $9,678 tuition; $12,584 student living costs; value rating 64.02
When you compile the list that way, it doesn’t look too good for KU. The university has the lowest salary of the Big 12 schools that were ranked (I couldn’t find Baylor or TCU in the study), and it has the second-highest tuition of any of the schools ranked in the conference.
You’ll have to make what you will of the study’s “value ranking” — it clearly is subjective — but KU finished last in that category in terms of Big 12 schools. But remember, it finished second in Kansas.
SmartAsset apparently doesn’t think Kansas’ higher education strategy is that smart.
In other news and notes from around town:
• It likely won’t be long before another large retailer on south Iowa Street is open for business. The Boot Barn has set its ribbon-cutting date for Nov. 20, so it seems safe to assume the store will be open by then. Often stores hold soft openings before their ribbon cuttings, so keep that in mind.
If you have forgotten, The Boot Barn is going next to Dick’s Sporting Goods at 27th and Iowa streets. It looks like construction is largely complete, and I’ve seen signs that the store has been hiring employees. The business sells boots, if you can believe it. According to the company’s website, it also sells Western wear, work clothing and other such accessories. It has about 200 stores in 29 states. Its nearest store is in Olathe.
West Lawrence restaurant undergoes major expansion; a sneak peek at new Port Fonda restaurant in downtown
One day after Ellen DeGeneres gave away World Series tickets to Lawrence fans who could, at the spur of the moment, don royalty costumes, I’m still mad at my wife for excommunicating me from my role of king of the household. (Technically I was never king of the household, but I was allowed to rule over one corner of the basement, until she sold my scepter at a garage sale and feigned ignorance that my bedazzled robe was dry clean only.)
Oh well, at least I can still eat like a king and even hold a king-size banquet, thanks to a new project in west Lawrence. That’s right, a west Lawrence business is betting big on steak and becoming a new venue for banquets, wedding receptions and other large events.
If you remember, I briefly reported in July that the Six Mile Chop House at Sixth and Wakarusa was undertaking a major project by expanding into the adjacent space previously occupied by Famous Dave’s BBQ. Well, chop house owner Brad Ziegler has confirmed the project is complete, and the expanded steak house opened on Monday.
And when I say expanded, I do mean expanded. I think Lawrence is now home to one of the larger — if not largest — steakhouses in all of Kansas. Ziegler said the expansion added about 7,000 square feet to the restaurant. It increased seating capacity by about 200 diners on the main floor alone. In addition, the basement level can accommodate about 160 people for banquet events.
“We wanted more space for larger groups,” Ziegler said. “We have a lot of requests for rehearsal dinners, birthday parties, and groups of 12 to 30 that we didn’t have a place to seat them with without closing down the rest of the chop house.”
The new arrangement, in addition to the downstairs space that can host dinner, dancing and private bar service, has three smaller, private rooms that can be reserved for events.
The expansion also has allowed for a new lounge area. The lounge features leather couches, a fireplace and a large wine cooler/display that holds 240 bottles of wine.
The new lounge will be in addition to Six Mile Tavern, the existing bar and lounge that is connected to Six Mile Chop House.
As for the menu, there will be some changes, but not a lot.
“We’re still focusing on a traditional steakhouse menu, with some daily seafood items,” Ziegler said.
The restaurant serves basically three categories of beef: a selection of USDA prime-graded beef; Kansas-raised beef that has been dry-aged for six weeks; and certified Angus beef cuts. In addition the restaurant has several fish and seafood dishes such as salmon, lobster mac ’n cheese, and bacon-wrapped scallops.
The restaurant also has a brunch and bloody Mary menu that it serves on Saturdays and Sundays.
In other news and notes from around town:
• It can’t be long now before Port Fonda, the hip Mexican and Latino-inspired restaurant, will open in downtown Lawrence. The restaurant has removed the butcher block paper from the windows at its new location at 900 New Hampshire St. (That’s the ground floor of the new Marriott hotel, if you forgot your GPS.)
Take a look at a couple of shots I took through the windows.
The company operates the original Port Fonda in Westport. I called down there but haven’t had any luck in getting an official opening date. An employee at the restaurant, though, said Nov. 1 has been mentioned as an opening date. It sounds like, though, the restaurant will have a soft opening period before it really opens to the general public. But soon, it seems.
As for the food, I’m guessing it will have a similar menu to the Westport location, which includes everything from tacos to Mexican sandwiches, to specialty soups, to more elaborate dishes that are prepared in a wood-burning oven.
Let the fiesta continue on West 23rd Street. Another Mexican restaurant is coming to the corridor. The latest will be the national chain Qdoba Mexican Grill.
If you remember, I briefly mentioned in July that I had heard Qdoba was looking for a spot along the 23rd Street corridor. Well, the company has now made it official. The Denver-based chain has filed plans to go into the former Kwik Shop building at 1714 W. 23rd St., just a bit west of 23rd and Ousdahl. (The Qdoba at Ousdahl: There are a lot of opportunities for mispronunciations there.)
If you are not familiar with Qdoba, it is certainly one of the top five restaurant chains in America that start with the letter ‘Q.’ Beyond that, its claim to fame is that it is kind of a super-sized Chipotle. The store won’t be much bigger than a Chipotle, but the menu seems to be broader. Qdoba offers Mission-style burritos that you can eat with your hands, smothered burritos that you can eat with your hands and a garden hose, tacos, nachos, quesadillas, taco salads, kids meals and even something called Mexican Gumbo, which is very fun because it allows you to speak Spanish with a Cajun accent.
Some of you may remember that Qdoba previously was in Lawrence (I believe it occupied the downtown spot that now houses ingredient). That set up a showdown between Qdoba and Chipotle, which has a store just down Massachusetts Street. Qdoba closed that restaurant, I believe in the mid-to-late 2000s.
As far as a timeline goes to open the new restaurant, I’m uncertain. But plans call for a significant renovation of the existing convenience store building. You can see the new facade below, and plans also call for the construction of an outdoor dining area and improvements to the parking lot.
The project keeps alive the trend of Mexican food restaurants flocking to the 23rd Street corridor. As I’ve previously mentioned, there currently are four Mexican food restaurants — Taco Bell, Taco Johns, Chipotle and Border Bandido — within two-tenths of a mile on 23rd Street. Qdoba is just down the street, and there at one point was a plan filed to convert the old Pizza Hut location on 23rd into a fast-food Mexican restaurant called Panchos. I’m not sure if that idea is still alive, or if the development group became pollo with all the competition.
I’ll let you know if I hear more about a timeline for Qdoba.
In other news and notes from around town:
• Speaking of foreign cuisine, Lawrence diners now have the option of getting some Louisiana dishes. (Louisiana: The only foreign country that uses beads as a passport.) As we previously have reported, the popular Kansas City restaurant chain Jazz: A Louisiana Kitchen signed a deal to take over the downtown Lawrence space previously occupied by Buffalo Wild Wings.
Well, the location is now open, according to a post from the restaurant on Twitter. Menu items there include a lot of seafood, shrimp dishes, po’boy sandwiches, and a category they call “Voodoo Pasta.” Plans call for the location to also feature quite a bit of live music, including jazz, blues and Dixieland performers.