Entries from blogs tagged with “Town Talk”
City Hall prepares to debate proposed shopping center south of SLT and Iowa interchange; library wins national designation
There are a multitude of reasons why Lawrence City Hall may be interested in a few more coins. Sure, there are the obvious budgetary reasons. But these days just as important is that an extra quarter may come in handy for flipping to break 2-2 ties on a shorthanded City Commission. See Tuesday night. Regardless, city commissioners soon will have to decide whether a proposed shopping center south of the South Lawrence Trafficway is a good way for the community to get a few more coins.
As we previously have reported an out-of-state development group has filed plans to build a new shopping center at the southeast corner of the SLT and Iowa Street interchange. The project would have about 250,000 square feet of space for new retailers and restaurants. No official word on the proposed tenants, but previously the development group has said Academy Sports, Old Navy, Marshalls/Home Goods, Designer Shoe Warehouse and other smaller retailers want to come to the site.
The Lawrence-Douglas County Planning Commission will hear arguments for and against the project at its Monday evening meeting at City Hall. The big news on the project this week is that the city’s professional planning staff is recommending approval of the project. But that and a quarter will get you a tie-breaking device at City Hall and a really, really bad cup of coffee. Ultimately, city commissioners — whether it be four of them or five of them — will make the final decision on whether the project wins the necessary rezoning and planning approvals.
There are lots of issues with this one. So, let’s take a look:
• The latest documents at City Hall provide a better idea of the tenant mix that North Carolina-based Collet real estate hopes to bring to the center.
— Two stores in the sporting goods and hobby and books category totaling 117,000 square feet. Academy Sports would seem to be one of those.
— Five restaurants — three of the sit-down variety and two fast-food restaurants — totaling 30,500 square feet. Could this be the shopping center that finally lands the elusive Olive Garden or Red Lobster? Developers have not said, but certainly that rumor is out there.
— Two furniture and home furnishing stores totaling 28,000 square feet. It would seem Marshalls/Home Goods may be one of those retailers.
— Three clothing stores totaling 24,900 square feet. Old Navy seems to fit into that category, as does Designer Shoe Warehouse.
— Two food and beverage retailers totaling 22,300 square feet. This one will be an interesting category to keep an eye on. Organic grocers have been a hot addition to the Lawrence market, but the square footage seems small for another specialty grocery store, like a Whole Foods or one of its competitors.
— Two general merchandise stores totaling 17,500 square feet. At one point there had been at least some interest from Sam’s Club in the site. But at 17,500 square feet, that’s not enough space to even contain Sam’s wallet. We’re obviously talking about smaller general retailers at this point.
— Two office or medical-oriented businesses totaling 4,900 square feet.
— One health and personal care retailer totaling 1,900 square feet.
• The development group is highlighting that one of the stores is an existing Lawrence store that is looking to move to a new location. I don’t have any word on who that is. I can tell you there certainly has been speculation in the Lawrence retail community that Hobby Lobby is looking for a new home. I think the former Discovery Furniture location near 25th and Iowa Street, however, could be a possibility for Hobby Lobby too.
• The development group has prepared a study that estimates the project will generate an extra $1.2 million in sales tax collections for the city of Lawrence alone in 2019 when the development is fully built. This study will create debate in some circles. The study is commissioned by the developers, so that is one factor to consider. Plus, there will be an argument that some of the shopping that occurs at this center will be shopping that would have happened at other retailers in Lawrence, which means the sales tax dollars aren’t really new. There will be a counter argument, however, that the mix of retailers will slow the number of people who leave Lawrence to go shop in Kansas City and elsewhere. There also will be an argument that the center will attract some out-of-town shoppers. No, the center likely won’t cause people from K.C. or Topeka to flock to us. But it might cause shoppers from Ottawa to make the short drive into south Lawrence. What seems most certain is there will be an argument.
• The city staff has done its own study of how the project may impact the local retail market, in particular vacancy rates. The short analysis is that staff did not find anything in the study to cause them to recommend denial of the project. But really, the study shows how flawed the city’s system is at the moment. The foundation of the study is a citywide retail vacancy rate that was compiled in 2012. The study makes no attempt to determine what the actual vacancy rate is in the city today. To be clear, this isn’t the city staff’s fault. I’ve heard the staff tell previous commissions that they don’t having the staffing power to update the vacancy rate each year, but commissioners have never done anything to address the situation. That’s fine. There are competing priorities for limited resources at City Hall. But why require city staff to do the study at all for a project like this, if you are going to use data that changes frequently and is now three years out of date? Try picking stocks this way. Use one quarter’s worth of data from three years ago, and then make your decision based on that. I’ll come visit you in your green van down by the river and we can discuss how it worked out.
• The staff’s study, though does make an important observation about what to expect in the future. “If this project is approved, other approved, yet undeveloped commercial nodes may have to extend their development time frames in order to attract retail tenants, thus potentially underserving these areas of the community,” the report finds.
This is probably the key political point on this project: How much will it delay development in other parts of town? In particular, there is a concern about whether this development will slow development around Rock Chalk Park. There was a definite concern when this south Lawrence site was proposed for development last year. That proposal — which was significantly larger than this one — never won approval, in part, because city leaders were concerned they would be jeopardizing the more than $20 million investment they made in Rock Chalk Park. There appeared to be a lot of political pressure applied from supporters of Rock Chalk Park on city leaders to deny the south Iowa Street project.
It is an interesting and important question. It is reasonable to think that if this south Lawrence project is approved that it will make it more difficult for the already commercially zoned area around Rock Chalk Park to attract major retailers in the near term. But it also is a fair question to ask whether major retailers are going to be attracted to the Rock Chalk Park area without the south Lawrence project. The development has struggled to attract retailers. Thus far there are none out there, despite the area being zoned for commercial uses for years.
Plus, south Lawrence is not the only area Rock Chalk Park has to compete with. If retailers are interested in west Lawrence, there’s the possibility they may want to locate at the new interchange at Bob Billings Parkway and the SLT. Retailers like either being next to other retailers — which is why South Iowa is a hot commodity — or they like being next to lots of homes. There is some new home and apartment construction underway near Rock Chalk Park, but there are legitimate questions about whether the area north of Rock Chalk park will ever develop significantly with residential homes because the area is outside of the Lawrence school district. There are not those questions at Bob Billings and the SLT. I’ve heard several people say the area west of the SLT at Bob Billings is poised for significant residential growth.
I don’t have the answers to all those questions, but they are some of the bigger ones facing the Lawrence City Commission right now. And that’s saying something, because the group has a lot of questions on its plate.
Planning commissioners meet at 6:30 p.m. on Monday at City Hall.
Full Disclosure: A member of the Simons family, which owns the Journal-World and LJWorld.com, previously was part of a group that had an option to purchase the proposed development site. The member is no longer involved with the proposed development.
In other news and notes from around town:
• The new Lawrence Public Library building has won a major award. The publication Library Journal has named the building a Landmark Library as part of its 2015 contest. The library was one of 11 named to the list. The publication looked at 80 libraries that were completed between 2010 and 2014.
The magazine describes landmark libraries as those that “have reimagined services, space, collections, and programming in ways that engage communities and celebrate creativity.”
It looks like the September issue of Library Journal will include a complete profile of the Lawrence Public Library.
If you remember, voters approved an $18 million expansion and renovation of the library at Seventh and Vermont streets, and the new facility opened in July 2014.
Large new pool hall, bar to open near Ninth and Iowa; national jewelry store chain opening store in south Lawrence
There’s a new business opening in Lawrence where I can resume my imitations of Minnesota Fats, and no — put your bibs away — it is not a grand all-you-can eat buffet. Instead, it is a grand pool hall.
A pair of Lawrence businessmen are opening Empire Bar & Billiards near Ninth and Iowa streets. Chad Landis and his business partner, Cody Henry, have signed a lease for the space that previously was home to The Pool Room.
Landis and Henry were longtime managers at Lawrence’s other long-standing pool hall, Astros, which is near Sixth and Kasold.
“We will try to be a little bit more upscale than the previous room,” Landis said. “We’ll have lots of craft beers and high-end bourbons and whiskeys.”
Landis estimated the establishment will carry about 40 import and craft beers, plus a large selection of bourbons, ryes and whiskeys.
There also will be plenty of pool. Landis has been one of the chief organizers of pool leagues and tournaments in the city for years. He said Empire will feature 16 coin-operated tables that will play for 50 cents a game, and one nine-foot table that can be rented by the hour. Plans call for eight-ball and nine-ball leagues, and tournaments on Fridays, Saturdays and Sundays.
“We want to walk that fine line between running a real pool hall and being a bar where anybody can come in and feel comfortable,” Landis said.
Landis and Henry have spent the last several weeks cleaning and renovating the former Pool Room space. The space is one of the larger bars in town at about 10,000 square feet. Landis said Empire currently is not using the large back room of the business, but may consider using it for banquet or event space. The business also isn’t yet using the kitchen that came with the space, although Landis said the business hopes to expand into the food business at some point.
Landis was a manager at Astros for about 15 years, and Henry worked at the pool hall for about seven years. Landis said he decided he wanted to have his own establishment, and the opportunity arose after The Pool Room went out of business after about 25 years in operation.
For those of you who don’t remember where The Pool Room was, it was right behind The Merc. (I once tried to do an imitation of Douglas County Slim by taking my Merc-bought organic carrots and kale and running a few racks of nine-ball at The Pool Room, but that didn’t go so well.) For those of you who like actual addresses, the business is at 925 Iowa St., Suite P.
Landis said the business hopes to have a soft opening today.
In other news and notes from around town:
• Whenever I try to imitate Minnesota Fats at a pool hall, one of two things usually happens: 1. I win some money, come home late, and then must go to a jewelry store and spend a good amount of money. 2. I lose some money, come home late and then must go to a jewelry store and spend a great amount of money.
Well, good news, there’s a new jewelry store opening on south Iowa Street. Signs are advertising that Kay Jewelers will open in the space previously occupied by RadioShack at 3221 Iowa St. That’s the strip center right in front of SuperTarget.
Kay currently doesn’t operate a store in Lawrence, but the national chain has us surrounded. The company has locations in the Legends, Oak Park Mall, The Plaza, Zona Rosa, Westridge Mall in Topeka and a couple other locations in the Kansas City metro area.
According to its web site, Kay Jewelers has about 900 stores across the country, and is part of the larger Signet Jewelers, which bills itself as the largest specialty retail jeweler in the world.
No word yet on when the store may open, but renovation work appears to be underway.
Signs point to Amyx as next mayor; questions about whether commissioners need city credit cards; neighbors expressing safety concern near New York Elementary
It sure looks like Mike Amyx is going to once again be Lawrence’s mayor. City commissioners at their meeting tonight are expected to choose a new mayor to replace Jeremy Farmer, who resigned his seat on the commission last week amid financial questions.
I’ve chatted with Commissioner and Acting Mayor Leslie Soden, and she has indicated that she’s open to the idea of Amyx serving as mayor during these unusual times.
“I’m very much interested in doing what is best for the city,” Soden said. “Experience, continuity, predictability is what is best for the city right now.”
There have been some questions about who the next mayor would be. Soden, who is vice mayor, has been serving as acting mayor since Farmer’s resignation. City tradition says the vice mayor is next in line to be mayor. But no one was anticipating that it would be this soon. Soden was expected to take over as mayor in April, when Farmer’s term was scheduled to end. The issue that has been raised is that Soden has been on the commission for only about five months.
Then there is Amyx. The longtime owner of a downtown barber shop has served as Lawrence’s mayor five times, dating back to 1985. His latest stint as mayor was from April 2014 to April 2015. At the moment, Amyx is the only member of the commission who has more than five months of experience as a city commissioner.
I’ve spoken with Amyx, and he said he’s willing to serve as mayor.
“If my colleagues ask me to serve, I would be very proud to serve,” Amyx said. “It is a position I have been very proud to serve in, and it is a job that I take as serious as anything I do.”
Make no mistake, though, Soden is still interested in serving as mayor. She was the top vote winner in the April elections, which traditionally has been an assurance that you’ll get a chance to serve a one-year term as mayor. Soden, however, would rather have that term begin in April 2016 as originally planned.
“In the future, I’m interested in serving as mayor, and April would be a good time to start,” Soden said. “I think it is important to allow the process to work. Part of the process is serving a year as vice mayor to become prepared to be mayor.”
So, I expect picking Amyx as mayor won’t be too difficult at tonight’s meeting, which begins at 5:45 p.m. at City Hall. I suspect commissioners will agree to make his term run into April 2016.
At some point, though, commissioners will have to decide whether to change the traditional term of the mayor. The traditional starting date for a new mayor has long been April because it matches up with the city’s election cycle. Every two years, there is a citywide election to elect three city commissioners. Those commissioners take office in April, and the commission selects a new mayor as part of the first meeting of the new commission.
But state legislators — who are apparently the experts in good government — decided it would be better to change the time frame for local elections, hopefully to boost voter turnout. So, in the future, new city commissioners will take office in January. That process will begin in January 2018.
It is reasonable to think that the City Commission may want to change the term of mayor so that the term begins as new commissioners join the commission. If so, that would mean somebody is going to get a shortened term as mayor. That somebody could be Commissioner Stuart Boley who was the second place finisher in the April elections. By tradition, he would be in line to serve as vice mayor next year and then serve as mayor from April 2017 to April 2018.
But right now April 2017 seems like a long time away. Commissioners have plenty to figure out in the here and now.
• It will be interesting to see how much discussion commissioners have about the idea of credit cards for city commissioners. Part of the fallout from Farmer’s resignation has been his use of a city-issued credit card. He placed some personal expenses on the city credit card because he said his personal cards had become compromised. The personal expenses were discovered by city staff members, and interim City Manager Diane Stoddard questioned Farmer about the expenses. Farmer ended up reimbursing the city for about $1,100 worth of personal expenses.
When I talked to Amyx, he said he wasn’t sure why city commissioners were recently issued city credit cards.
“At least for myself, there does not need to be a credit card issued in my name,” Amyx said. “I’ll be honest with you, that doesn’t need to happen for me.”
My understanding is the city in the past did not issue city credit cards to commissioners. Instead, there was a single city credit card that could be checked out to a commissioner to use in an emergency situation while traveling on city business. Before, I believe commissioners paid for expenses they incurred on city business, then sought reimbursement from City Hall.
Commissioners in April, though, were each given a city credit card with his or her name on it. Since this incident with Farmer, my understanding is that all the credit cards have been returned to City Hall. Stoddard has told me that Farmer was the only commissioner who had used a card since they had been issued in April. He also was the only commissioner who had done overnight travel for city business since April.
At the moment, I don’t think the credit card issue is one that is going to bloom into a controversy for city staff. What I’ve heard from commissioners thus far is that they have been pleased with how staff members handled the issue. They spotted questionable expenses on Farmer’s card, and Stoddard had the conviction to question him about it.
But the issue does seem like it may spark a review of what is included in the city of Lawrence’s travel policy. A look at some of Farmer’s expenses that weren’t personal in nature may raise some eyebrows. Farmer frequently used valet parking at Kansas City International Airport and at various hotels. There were times Farmer had a rental car but also had taxi expense on the same trip.
Based on the documents the city has released, it appears Farmer on at least two occasions took advantage of the fuel service program that rental car companies offered. You know the service: The rental car folks will fill the car up with gasoline so you don’t have to when you return. But that normally comes at a pretty good price. It appears the city paid $8.99 a gallon for gasoline as part of that service while Farmer was renting a car in San Antonio.
I don’t think using those types of services is particularly prohibited in the city’s travel policy — the policy says employees are “expected to use the most economical means available with reasonable consideration given to the time and distance involved.” Whether the policy needs to become more specific may get some consideration from commissioners.
“Most people would not spend that type of money on gasoline,” Amyx said. “Those are clearly things that are going to raise eyebrows, and probably should.”
But Amyx said he thinks the city’s staff has done a good job of handling the matter.
“I believe staff was right on top of this,” Amyx said. “I was made aware of the situation last week. They were doing what they needed to do to get the matter settled.”
• There is other city business to discuss, and commissioners will have a good, old-fashioned neighborhood concern to deal with at tonight’s meeting. I’m hearing from some residents near New York Elementary School that they plan to be at tonight’s meeting to express concern about the construction project the school district has underway at New York Elementary.
Area resident Eric Kirkendall tells me there are two concerns: 1. Neighbors don’t believe there has been adequate fencing placed around the construction site. 2. Neighbors don’t feel they had adequate notice about a portion of the district’s plans that calls for angled parking to be added along New Jersey Street near the school.
On the parking issue, Kirkendall — who lives near the new parking area — said he realizes it is probably too late to eliminate the parking from the plans. But he said neighbors are concerned the additional parking will create more traffic on New Jersey Street, and the nature of the parking could create some safety concerns with people backing out into traffic and such.
Neighbors want commissioners to consider making the 900 block of New Jersey Street one way, allowing only southbound traffic. Also the neighbors would like the city to add some traffic-calming devices — like speed bumps —additional landscaping along New Jersey Street and signs that designate the parking spaces for school parking only.
The construction fencing issue has an interesting twist. As we reported last week, an 8-year old was seriously injured after the child and a babysitter went onto the playground of the school, which is an active construction site. The child fell and suffered a traumatic head injury.
Kirkendall said city code requires construction fencing around the site. But here’s the twist: The school district projects are not being built under the city’s building code. Instead, the city and the school district agreed to exempt the school from city building code requirements. Instead, the district is meeting state building standards for codes. That saved the school district considerable money on building-permit fees. In an email about the matter, Scott McCullough, the city’s director of planning and development services, said issues related to the fencing were not in the city’s purview on this project.
“The city does not permit or inspect school building projects at this time,” McCullough wrote in an email that was forwarded to Kirkendall. “Any safety concerns related to the school district’s property should be directed to district officials.”
No word yet on whether the school district plans to put up additional fencing on the construction site. UPDATE: I've had a chance to check with neighbors at the site this morning, and there is additional fencing work underway at the site. UPDATE NO 2: Julie Boyle, communications director for Lawrence public schools, has told me that permanent fencing on the south side of the project site and temporary fencing on the north side of the project is scheduled to be completed by Wednesday.
The latest proposal for a multistory Vermont St. building and plans for luxury condos; NAACP urges minority representation in vacant city seat; Kasold lane-reduction discussion delayed
It wasn’t that long ago that luxury living in downtown Lawrence meant being lucky enough to get one of the patio seats at Free State Brewery, or maybe getting a Mass. Street parking meter with a good half hour still left on it. But now there are actual luxury living units in downtown, and a proposed multistory project on Vermont Street is looking to up the stakes.
We reported in late June that former City Commissioner Bob Schumm had filed plans for a new multistory building in the 800 block of Vermont street that would house a mix of retail, offices and condos. Well, he’s tweaked those plans, and one of the tweaks involves the addition of a new 2,500 square foot, penthouse-style condominium overlooking downtown.
“I’m not going to say it is a luxury condo, but it definitely is in the upscale range,” said Schumm, who has been a longtime downtown property owner.
Schumm added the large condo — at 2,500 square feet, larger than a typical ranch-style home in the city — after trying to address some design concerns that came up regarding his previous proposal. The project is proposed for the two vacant lots just south of the Lucy Hobbs Taylor building at 809 Vermont St. That historically significant building dates back to 1871, which means Schumm’s project must pass a historic design review.
Here’s a look at the new design, with the the previously proposed design following for comparison purposes.
“I think this design looks far superior,” Schumm said. “We tried to stair-step it back in front. I didn’t like the feeling of a big, blocky structure. We think it is less imposing and feels better.”
The stair-stepping of the building, though, meant the fifth floor became much smaller. So, Schumm decided instead of trying to put multiple small condos on the fifth floor, he would build one large one. Plans for the three-bedroom condo check in at 2.529 square feet, with access to a rooftop pool and three rooftop terraces.
The project, designed by Lawrence-based Hernly Associates, also will have 10 additional condos, ranging from an approximately 740 square-foot one-bedroom unit to an approximately 1,900 square-foot two bedroom condo. Other than the one fifth-floor unit, the other condos will be on floors three and four.
The second floor is planned to house a significant amount of office space. Plans show space for approximately 30 small offices that would share a lobby, a conference room and other amenities. Offices range from about 160 square feet to about 300 square feet. Schumm, who owns other office space in downtown, said he’s seeing strong demand for small office space as Lawrence’s startup business community gains momentum.
The ground floor is designed to accommodate up to three retail or office tenants. Schumm previously has said he’s in discussions with a bank — he hasn’t disclosed which one — to take one of the spots. Plans show the ground-floor spaces ranging in size from about 1,500 square feet to about 4,000 square feet.
The project also would include an underground parking garage that would accommodate 22 vehicles and would use a car elevator system rather than a traditional series of parking garage ramps.
The first step for the project is to win approval from the Historic Resources Commission. The project is scheduled for review at the 6:30 p.m. meeting on Thursday at City Hall. But it will be interesting to see if the project also ends up before the Lawrence City Commission seeking incentives. It has been tough for other projects to build an underground parking garage in downtown without seeking tax increment financing, industrial revenue bonds or other similar types of city incentives. Schumm hasn’t told me whether he plans to seek those types of incentives from City Hall.
If he does, it will be interesting to see how commissioners respond. Some on the commission have expressed concern about previous deals that have provided tax breaks for upscale apartment projects. But, there also has been a general theme at City Hall to create more living units in downtown, in hopes of making it a more vibrant 24/7 destination.
As for the idea of luxury living units in downtown, that trend also will be interesting to watch. Schumm’s project is a large one, but it is not the only one. The new Marriott hotel building at Ninth and New Hampshire streets includes two condo units on its top floor. Based on the real estate listings I’ve seen, there is an approximately 1,750 square-foot unit and a about a 1,300 square-foot unit. Of course, there’s also the Hobbs Taylor Loft building in the 700 block of New Hampshire Street that has several large, upscale condo units.
Here’s another look at another design rendering of the proposed Vermont Street project.
In other news and notes from around town:
• Here's a new twist to the issue of filling Jeremy Farmer's vacant seat on the Lawrence City Commission: The local chapter of the NAACP is urging the commission to use the appointment as a chance to put a minority on the board for the first time in a long time.
The NAACP has sent a letter to city commissioners urging them to use the upcoming appointment as a way to "change the face of Lawrence."
"Including the expertise and lived experiences of African Americans in the development of policies promotes a healthy city," board members write in a letter to city commissioners. "The commission cannot, indeed must not ignore the fact that while whites make up 78% of the Lawrence population, whites comprise 100% of the commission. At large voting does not contribute to a diverse commission — you can. Seize the opportunity."
(Actually, the numbers I see from the Census Bureau put Lawrence at about 82 percent white, while blacks and Asians make up about 5 percent each of the population. American Indians are about 3 percent.)
The lack of minorities on the City Commission has been an issue that has come up before. I've noted on several occasions that, for example, there has never been a black mayor in Lawrence's history. In the nearly 25 years I've covered the commission, there has never been a black city commissioner either. Rarely have minorities ever sought a seat on the commission.
City commissioners will discuss the appointment process at their regular weekly meeting at 5:45 p.m. on Tuesday at City Hall.
• One item that won't get discussed at Tuesday's meeting is a plan to reduce the number of lanes on a portion of Kasold Drive. Commissioners originally had planned to discuss a plan to reduce from four lanes to two lanes the stretch of Kasold between Eighth Street and 14th Street. But when the City Commission appointment item was added to the agenda, commissioners decided to delay the Kasold Drive discussion. No word yet on when that issue may be back up for consideration. We'll keep you posted.
City to consider reducing number of lanes on portion of Kasold Drive; new info on pending appointment of commissioner; report estimates Rock Chalk tourneys add $4.4 million to economy
I know there have been times when I’ve been a passenger in my family’s Ford Taurus — like when we go around the curve at 31st and Kasold — that I’ve thought about becoming a full-time pedestrian. But then the G-forces subside, and I again become a bit uncertain about the notion that Lawrence residents are going to be less reliant on cars in the future. But maybe they will. City commissioners on Tuesday will be trying to figure that out.
Commissioners are receiving a recommendation from engineers to reduce the number of lanes on a portion of Kasold Drive when it is rebuilt next year. City engineers are recommending that the section of Kasold Drive between Eighth Street and 14th Street be reduced to one lane of traffic in each direction, down from the current configuration of two lanes of traffic in each direction. The road would include a center turn lane. Engineers also are recommending a single-lane roundabout at Harvard Road and Kasold, which further will reduce the capacity of the road.
It has not been the norm for growing cities to reduce the size of their major streets, but engineers say the numbers back them up on this one. There just aren’t going to be that many more people driving on this section of Kasold Drive over the next 20 years, engineers say. The current peak hour traffic volumes for this section of Kasold are 651 vehicles per hour. By 2040, that peak hour demand is only expected to grow to 736 vehicles per hour. Engineer say a single-lane road can carry up to 1,900 vehicles per hour, although that number drops to closer to 1,250 per hour if the road includes a single-lane roundabout.
Either way, engineers say those numbers point to a single-lane road being able to handle the projected traffic volumes for the next 20 years. Engineers also are estimating that reducing the number of lanes on the road will make it more feasible to build bike lanes and pedestrian features. The concept plan for this stretch of Kasold calls for bike lanes and sidewalks on both sides of the street. Pedestrian advocates also will like that having fewer lanes means it should be easier for pedestrians to cross the street.
Engineers are estimating reducing the number of lanes on the street will result in savings of about $1 million in construction costs. That’s certainly a number that city commissioners will like. But the number that probably deserves the most scrutiny is whether traffic volumes on this section of Kasold will actually grow by less than 1 percent per year. If traffic volumes grow at a more significant rate during the next two decades, commissioners may regret the decision to reduce the size of the road.
I’m no traffic engineer (I’m pretty sure my efforts to reinforce the handle I hold onto while in the passenger’s seat don’t count,) but engineers are expressing confidence in the projections. They note that traffic volumes on that stretch of Kasold from 1995 to 2013 have grown by about 0.4 percent per year. They’re using a projection of 0.5 percent growth per year for the next 20 years.
In case you are wondering, the section of road has about 14,000 to 15,000 vehicles per day on it, according to Kansas Department of Transportation figures. But it is worth noting that the numbers have been a little unpredictable over the years. In 1998, for example, traffic volumes were near 18,000 on portions of the road. In 2004, they were near 17,000. If the road starts seeing those type of volumes again, that could change the long-term outlook for the corridor.
The city has had a meeting with neighbors and businesses in the area. The reaction to reducing the road to one lane in each direction has been mixed. Some have liked the idea of making the road more pedestrian friendly and the slower speeds that would come with the one-lane road. Others, though, have said it will make it difficult for people who have driveways along the road, and they note that currently traffic flows on that road very well.
Commissioners will sort it out at Tuesday’s meeting, which begins at 5:45 p.m. at City Hall.
In other news and notes from around town:
• Commissioners of course will be meeting before then. There is a special meeting at 2 p.m. today to formally accept the resignation of Jeremy Farmer, the former executive director of Just Food who resigned that job after conceding he had failed to pay about $50,000 in federal withholding taxes for the food bank.
Commissioners also will get an update on some credit card charges that Farmer incurred on his city-issued credit card. We reported on that yesterday, and we’re still sorting through those documents, and we’re also attempting to get more information from Just Foods leaders about the extent of the financial issues that the important nonprofit is facing.
But commissioners today will primarily be figuring out how to fill Farmer’s spot on the five-member commission. City Hall officials this morning posted this presentation spelling out some the guidelines and regulations related to filling a vacant position.
Probably the key takeaway from the presentation is that city code does not address the method for selecting a commissioner. Instead, the code provides discretion to the remaining members to come up with a selection process. The presentation provides only one example of how Lawrence has replaced a commissioner in the past. In January of 1970, Dr. Robert Hughes resigned from the commission. The remaining commissioners nominated and selected a former commissioner and mayor to replace Hughes on the commission. That all happened on the same day that the commission received Hughes’ resignation. The new member was sworn in at the next regularly scheduled meeting, which was three days later.
I don’t expect this to go that fast, but I think figuring out how quickly the commission can proceed will be a topic of discussion today.
• This item probably deserves more attention than I’m able to give it at the moment, but the city has a new report out that estimates the economic impact of tournaments held thus far at the recreation center at Rock Chalk Park.
The city estimates the 29 tournaments that have been held at Sports Pavilion Lawrence since late December have pumped $4.4 million into the local economy. The numbers are based on interviews the city has conducted with tournament organizers to determine the number of people who attend the tournaments and also the number of attendees who are staying overnight in the city.
The hotel spending has been significant, ranging all the way from about $3,500 to a high of $121,000 for a 98-team volleyball tournament in March. The city then uses a multiplier figure to estimate how much attendees are spending on other expenses while in Lawrence. Those figures have ranged from about $45,000 to a high of about $500,000 for an 80-team basketball tournament in late July.
I’ve certainly heard from some restaurants and others business owners that they notice when large tournaments are at Rock Chalk Park. City budget makers also should notice too. If the center has pumped an additional $4.4 million into the local economy, the city and county should collect about an additional $110,000 in sales tax revenues, with several hundred thousand more going to the state.
City commissioner says some travel expenses by former Mayor Jeremy Farmer have drawn questions; city expected to release details today; Soden talks about pending appointment
I’ve gotten word this morning that Lawrence City Hall will be releasing some information about some travel expenses from former Mayor Jeremy Farmer.
Commissioner Leslie Soden, who is serving as acting mayor for the city following Farmer’s resignation yesterday, told me she is directing City Hall to release information about some travel expenses of Farmer that have been called into question. I had received a tip that there may be some questions related to some travel expenses, and I was in the process of preparing an open records request to City Hall. Soden said after Farmer’s resignation and the mounting questions related to finances at Just Food — see our article about its 2014 tax return — she decided that the city needed to be proactive in addressing the travel expenses with the public.
I don’t yet have the full details related to the travel expenses, but Soden confirmed that Farmer has repaid the city for some travel expenses that previously were paid for through city funds. I don’t know what type of amounts we are talking about. Soden said City Hall staff members had been working on resolving the travel expense issues with Farmer for the last month or so. She said commissioners were just recently notified of the issue.
I put a call into Farmer this morning, but had no luck in contacting him.
I think it is important that we recognize where we are at with this story at the moment: Details are few, and we don’t yet understand the extent of what questions the expenses have created. But these are very unusual times at City Hall right now, and I felt it is important that you know that City Hall officials, in addition to Just Food leaders, are looking into financial matters related to Farmer.
Soden expects the city will release information at some point today, but she’s just now begun working with city staff on crafting a release.
I also had a chance to talk with Soden about her thoughts on the selection process of a new commissioner to fill the vacant term of Farmer. She said she very much favors a process that can be wrapped up in a relatively short period of time. We had an article yesterday where Commissioner Matthew Herbert speculated that it could take 60 to 90 days to fill the position. Soden said she thought that time period was too long.
“I think the sooner the better,” Soden said. “I don’t think drawing this out is going to help the situation. We just need to find someone who we all can like.”
Soden said it is important for the commission to find a candidate who can receive unanimous support from the remaining four commissioners.
“We don’t need a split vote on this,” Soden said. “That would put the new person in a terrible position.”
Soden offered no names for consideration during our conversation, but she said finding someone with experience would be important. That could be a past city commissioner, a past county commissioner, or maybe even someone who has served on key city boards, such as the Planning Commission.
Soden, however, said she doesn’t think it is feasible to consider anyone from the previous City Commission that left office in April.
“I’m not looking for anyone who had served on the most recent commission,” Soden said.
Mike Dever, Terry Riordan and Bob Schumm all left that commission following the April elections. Riordan and Schumm both sought re-election but lost. Dever did not seek a new term, which would have been his third.
It is not surprising that Soden has concerns about tapping someone from that commission. Those three commissioners all were supporters of the Rock Chalk Park project, while the three newly-elected commissioners — Soden, Herbert and Stuart Boley — all campaigned on a platform that change was needed following that controversial public-private partnership.
We’ll let you know what other details develop today.
East Lawrence coffee shop seeks to add liquor, bistro concept; city tries to restart stalled project to address North Lawrence flooding
I don’t know how many glasses of chardonnay it will take to make The Kaw look like The Seine, but we may soon find out. An East Lawrence coffee shop has filed plans to convert itself into a French-style bistro, complete with alcohol.
Decade, the coffee shop at 920 Delaware St., has filed for a drinking establishment license, and city commissioners are scheduled to give the license its necessary approvals at tonight’s meeting.
Louis Wigen-Toccalino, owner of Decade, said the plan is to broaden the concept of the approximately one-year old coffee shop.
“The model is very much like a Parisian-style, French bistro where people come together to share conversation and ideas, and you do it around food and drink,” Wigen-Toccalino said. “We opened with coffee because that is the tone we wanted to establish.”
But Wigen-Toccalino said not everyone wants coffee at all hours of the day, so he’s seeking a liquor license so he can serve a selection of wines, beers and cordials. In addition, the coffee shop will expand its food menu. The shop already has started serving a sandwich menu for lunch — a fancy ham and cheese with white cheddar and pickled corn is one example — and plans to have an evening food menu as well. Wigen-Toccalino said in addition to sandwiches, the menu will include meat and cheese plates, a host of bar snacks, salads, and some steamed dishes or stew in the fall and winter.
Wigen-Toccalino said hours of the shop probably will be extended to 10 p.m. or 11 p.m. on most nights. But he said he doesn’t have plans to operate a traditional bar that stays open until the early morning hours.
“We want to stay a neighborhood establishment,” he said. “We want to keep the same atmosphere we have today.”
That’s probably been a key reason the proposal hasn’t yet run into neighborhood opposition. Another key point is that the establishment will have some regulations it will have to meet in regard to how much liquor it can sell. Scott McCullough, the city’s planning director, told me the property’s current zoning allows for a restaurant but not a bar use. The city defines a restaurant as one that makes at least 55 percent of its revenue from the sale of food rather than alcohol. Businesses that make more than 45 percent of their revenue from alcohol sales are considered bars or lounges, and they aren’t allowed in the limited industrial zoning district where Decade is located. So, bottom line, the city will have to monitor the sales tax and liquor tax receipts of Decade periodically to determine whether it is consistently meeting the minimum food sales requirement. (Coffee counts as food, is my understanding.)
City commissioners are dealing with a slightly different issue a little more than a block away. At Eighth and Pennsylvania streets, the developer of the Warehouse Arts District is seeking to open a bistro in a small building next to the Poehler Lofts and the Cider Gallery. But the development group there is seeking an exemption from the 55 percent food sales requirement. The proposed building for the bistro is a small one, and won’t have a kitchen space. But plans call for at least one or more food trucks to be set up outside the business, allowing patrons of the bistro to buy food from the trucks and consume it in the bistro, along with the drink of their choice. The development group has said it wants food to be a major focus on the new bistro, but it has struggled to find an operator for the bistro that is willing to invest the considerable money needed to open the business with the possibility that the city could close the business if it falls below the 55 percent food requirement.
Some neighbors have objected to the Eighth and Pennsylvania proposal. The Lawrence-Douglas County Planning Commission has recommended approval of the bistro plans, but it is unclear whether the project has the three necessary votes on the City Commission.
The City Commission is tentatively scheduled to discuss the Eighth and Pennsylvania proposal at its meeting next week.
In other news and notes from around town:
• Whether you call it The Kaw or The Seine or just a whole bunch of muddy water, the folks in North Lawrence know quite a bit about the problems unwanted water can cause. The area is prone to storm water flooding, and fixing the issue has been on the city’s to-do list for quite some time.
One of the larger projects to help control storm water flooding in North Lawrence has been a planned pump station at Sixth and Maple streets. The project was one that was highlighted by the city as a reason voters should approve a new 0.3 percent infrastructure sales tax in 2008. The project, though, hasn’t yet been built. Other projects, mainly road projects, got in line ahead of the pump station, and then rising construction costs delayed the project again.
But commissioners will take some action tonight to get the project restarted. Commissioners will set a bid date of Sept. 1 to bid the project. North Lawrence leaders likely will be watching that closely to see if the project comes in at a more budget-friendly number. In March, the city bid the project and received only two bidders. One bidder pegged the project at $7.5 million while the other came in at $8 million. Engineers had estimated the costs at $5.1 million. That’s when the city decided to go back to the drawing board and see if they could make some design changes to lower the costs.
There are several changes that have been recommended, but the long and short of it is that the city is now proposing a less powerful pump station for North Lawrence. The new plan calls for a pump station that can handle 100 cubic feet of water per second. That’s down from the original design of 195 cubic feet per second. Engineers said they’re comfortable with the change after they “re-evaluated the hydrologic criteria.” It seems like a significant change, but thus far North Lawrence leaders have not objected.
Commissioners meet at 5:45 p.m. tonight at City Hall.
Neighbors concerned about stalled construction near Peterson and Monterey; city, KU transit system named tops in state; a bus hub question for Centennial Park
Neighbors are wondering why the weeds are so tall. This is the point that I usually stammer, panic and blurt out something about the flux capacitor being broken on my lawn mower. But for once, we’re not talking about my yard. Several Lawrence residents instead are concerned about why construction seemingly has halted on a multimillion dollar elder care complex at Peterson and Monterey Way in northwest Lawrence
As we’ve previously reported, Columbia-Mo.-based Americare has filed plans to build a new assisted living/retirement community at the southwest corner of the intersection. Dirt work on the project began several months ago, but work at the site has been halted for several weeks now. I got calls from multiple neighbors wondering whether the project was still happening, or whether the vacant ground was destined to become a weed patch.
No worries on that front, an Americare official told me. The project is still very much alive, but is awaiting its building permits from the city, said Neal Slattery, a staff engineer for Americare. He said the company expects to receive the building permits in a matter of days, and construction of the actual buildings will begin right away. You don’t need building permits to do dirt work on the site, so the company started that process early, and had hoped the building permits would be ready at the time it was completed. But there was a bit of a gap.
“It is soon going to be full speed ahead,” Slattery said. “We’re absolutely doing the project.”
In case you have forgotten, the project will focus on providing Alzheimer’s and other memory care to residents. But the project also will include several units of independent and assisted living for seniors, plus a clubhouse to host activities and such. The project ties in with the latest concept of allowing people to age at a single development, but move to different facilities as their needs change.
In terms of size, the last plans I’ve seen for the project were filed in January. They called for a large assisted living building that has 30 one-bedroom units, a separate facility with a mix of about 15 one- and two-bedroom units that will be for the memory-care portion of the development. In addition, there is an area that would house about six duplex structures.
Slattery believes neighbors ultimately will be pleased with the final product.
“They’re all single-story buildings, so it will be very residential in nature,” he said. “It should fit in seamlessly. Any traffic generation the project creates will be pretty minimal.”
Slattery said Americare — which operates senior living facilities throughout the Midwest — hopes to have the project open in about a year.
In other news and notes from around town:
• Lawrence’s public transit service has won a top statewide award. The T and Kansas University’s bus service have been named the fastest growing urban public transit system in the state, according to the Federal Transit Administration.
The federal officials looked at the ridership numbers during the federal government’s 2014 fiscal year — that’s an October to September time period — and found that Lawrence’s ridership numbers grew by 4 percent during the period to a total of 124,338 rides. That number includes riders on both city buses and university buses. Federal officials look at the city and university services as one system, although Lawrence and KU officials refer to it more as a “coordinated system” because the two entities share some costs but keep others separate.
“By working together, the city and university transit systems have been able to provide service that is working for bus riders in Lawrence,” Robert Nugent, the city’s transit administrator said in a release.
As I’ve noted before, it is an interesting time for the transit system. The city is likely going to need to put a sales tax question on the ballot in 2018 to replace the sales tax that currently funds the transit operations. The current sales tax is set to expire in 2019.
But also of note is that this City Commission, compared with past commissions, has had more discussions about whether the transit system is working adequately. There are concerns about the frequency of routes, and whether the current system makes riders go through the equivalent of going through Denver to get to Dallas.
Transit leaders have said they envision major changes to the city’s route system, if city commissioners will settle on a location for a transit hub. A new hub that is more centrally located — a hub is just a way saying a main transfer point for the bus system — would allow for greater route frequency. But commissioners are really struggling to find a location they can agree on. Last month they rejected a staff recommendation for a hub near 21st and Iowa streets on land that Kansas University Endowment is willing to provide to the city on a no-cost lease.
This latest award may provide some evidence that the bus system may be working better than some commissioners believe. But it probably would be useful to look at the ridership numbers in more detail. For example, how much of the ridership increase has come through service on city-operated buses versus how much has come through KU buses? That may provide a slightly different picture. However, it also may spark an important conversation. Does the community essentially have one bus system these days? You can catch a city bus and transfer to a KU bus. It would be an interesting discussion because I have heard some rumblings that some people think the transit system is too geared to KU. Others I’ve heard have said KU is the obvious and natural driver of ridership in the community.
• While we’re speaking of transit hubs, you might recall that one suggestion from Commissioner Stuart Boley was to consider whether a portion of Centennial Park near Ninth and Iowa could be used as a transit hub.
I recently had a reader make a keen observation about that idea. The reader pointed out that the city’s website includes some history about several of the major parks in Lawrence. On the section for Centennial Park, it mentions that the land for Centennial Park was sold “to the city of Lawrence for $1 on the condition that the property be eternally preserved as a public park.”
I haven’t done any research on the actual covenants on the land, but it looks like that would be an issue the city would have to research if there is any real interest in using Centennial for a bus hub location.
Payless Furniture owner who said ‘Goodbye Obamaville’ back selling furniture in Lawrence; City Hall spends $2,500 on friendship garden
Perhaps you remember the flamboyant goodbye to Lawrence that came from the owner of Payless Furniture. If you don’t, I can give you the family-friendly version of that event: Payless owner Robert Fyfe in May parked his furniture delivery truck along the store’s busy Iowa Street frontage and plastered it with signs that proclaimed Lawrence the “commie & candy (rear-end) capitol of Kansas.” He also had a big one that said “Goodbye Obamaville.”
Well, I guess goodbye doesn’t mean what it used to because Fyfe is back peddling mattresses and other such furniture in Lawrence. Hey, even candied rears need a cheap mattress to rest upon, and you can’t blame a good communist for wanting a particle board coffee table. (What, are you going to just throw the manifesto on the floor?)
Fyfe, however, isn’t selling items under the Payless Furniture name, or at the store’s former Iowa Street location. He’s selling furniture out of a warehouse he owns on Bullene Avenue in eastern Lawrence. But the furniture is just stuff that he couldn’t sell at Payless before he closed.
I stopped by and asked Fyfe why he was still trying to sell goods in a town that he so clearly didn’t like. He was honest: money. It would cost him too much to ship the furniture somewhere else to sell. I asked him if he thought people might be mad that he was still trying to make a buck in a town that he essentially gave the one-finger salute to. He pulled no punches in that answer either.
“I couldn’t give one rat’s (rear end), to tell the truth,” Fyfe said. “(Expletive) Lawrence.”
But, hey, if you need a mattress . . .
Fyfe also tried to give me a bit of a hard time about bringing up his former business, Payless Furniture. He noted that he didn’t have that name anywhere on any of his signs advertising this “wholesale mattress and furniture sale.” I told him I happened to notice that. I asked him if he thought that omission might actually make some people more upset. How many folks may think they’re just getting a cheap mattress without knowing they’re supporting someone who gets their kicks trying to anger a whole host of people? (In addition to the political stuff, his signs in May also disparaged the developmentally disabled, the homeless, teachers and others.)
“They can kiss my (rear end),” Fyfe said. “If they don’t like it, (expletive) them.”
I’m sure if I would have stayed longer, the shtick would have gone on with the same old tired lines. That’s what you can count on from Fyfe: Despite a goodbye, it never really ends.
In other news and notes from around town:
• You really don’t have to worry about Fyfe reopening his store at 2800 Iowa St. As we’ve previously reported, Dale Willey Automotive has bought the property to expand its auto dealership. If you have driven by lately, you’ve noticed the building has been gutted and is getting a whole new exterior look.
I ran into one of the general managers of Dale Willey at last weekend’s 4-H livestock auction at the Douglas County Fair. He said he hopes to have the new showroom — which will house used cars — open in September.
Speaking of the livestock auction, I’ve meant for the last several days to say a thank-you to all the businesses and other buyers who supported the 4-H kids at the auction. (Full disclosure: That includes my two pig-raising kids.) The auction is just one of many worthy fundraising events that happen in Lawrence. This year’s auction had 145 animals that were sold and raised $183,809 for the 4-H kids who owned the livestock. That is kind of astounding.
Some other charities benefited as well. For example, Dale Willey continued its tradition of buying a couple of hogs and donating the meat to the food bank operated by Just Food, and I know at least one area church was the beneficiary of a large donation of meat as well. There were probably others, and I apologize for not knowing all of them. If you know them, feel free to list them below.
• I hope you take time to read Sara Shepherd’s piece on the 70th anniversary of the atomic bombing of Hiroshima. Also, take time to read some of the articles that web editor Nick Gerik pulled together from the archives of the Journal-World during that time period. It gives you a sense of just how new and how many questions were emerging as the world tried to understand the Nuclear Age.
One article predicted that in a few years we all would be driving cars that had engines the size of “your hand.” We haven’t quite seen that yet, (unless you guys have larger hands than I think you do) but we have seen the world change a lot. There was one small reminder of that at Tuesday’s Lawrence City Commission meeting.
The timing was just coincidental, on the week that we’re remembering the dropping of atomic bombs on Japan, city commissioners agreed to spend $2,500 for a “friendship garden” in the homeland of our other great enemy in that war, Germany.
Lawrence has long had a sister city relationship with Eutin, Germany. Eutin is hosting the state garden show for the German state of Schleswig-Holstein in 2016, and as part of the event it plans to build a friendship garden honoring its relationship with Lawrence.
Commissioners, at the request of the Lawrence Sister Cities Advisory Board, agreed to donate $2,500 to the cause. The local Friends of Eutin group plans to raise another $1,500. Together, the Lawrence contribution will cover about half of the cost of the Eutin garden.
Plans call for the garden to have sunflower, prairie grasses, and some silhouettes of bison, prairie dogs and other animals that are native to the range. (Note to self: Round up some prairie dogs for Mass Street before the next Eutin group comes to visit. We don’t want to disappoint them.)
I’m sure the garden will be neat. What’s even neater, though, is to think about what can grow, if given 70 years of peace.
In addition to Eutin, Lawrence also has a sister city relationship with Hiratsuka, Japan.
Downtown retailer of 20 years closing Lawrence store; rumors of a new chicken chain on West Sixth Street; a Facebook flap at City Hall
Perhaps you don’t know it, Lawrence, but for the last 20 years you’ve been influencing how people across the country take baths. Yeah, now that I say that, it does sound creepy. But don’t worry, it is all fine, and it is also almost all over.
Bloom, the bath and body store at 704 Massachusetts St., is closing after 20 years in business. That’s notable in itself, but, come to find out, Bloom is more than just a little retail shop that you go to for bath products to get marinara sauce out of your beard. (The shop is right above Rudy’s Pizzeria, so I assume it gets the marinara question frequently.) Bloom also has been the test market store for a set of multimillion dollar bath and body brands that are manufactured in Colorado.
“Lawrence has definitely been where we test ideas,” said Lisa Sanders, manager of the Lawrence store. “It is interesting because what is popular in Lawrence doesn’t always end up being popular nationwide. Lawrence is pretty unique.”
But the company’s founders have their roots in the area. They are Baker University graduates, and Sanders is a longtime friend who has run the Lawrence store for the last 15 years. But Sanders said she has decided to take another career opportunity in the Kansas City area, and the business’ owners decided that was probably a good time to close the store.
Sanders said a date for the store to close hasn’t been set, but she said it could be soon. It will be dependent on the store’s inventory, and it is dwindling quickly. Sanders said the store has been very popular in drawing shoppers from the Kansas City area and elsewhere to downtown. She said many customers are coming in to say their goodbyes.
“We had one woman come in who said her husband was just devastated,” Sanders said. “He said he didn’t know where he was going to do his Christmas shopping anymore.”
To be clear, though, only the store is closing. The brands that store’s parent company produces are still very much alive and well. Sanders said for years the company has made the bulk of its money from its manufacturing business. The Lawrence store is the only one the company operates. The company’s products, however, are sold in retail outlets internationally, ranging from Neiman Marcus to boutiques.
Its bath, body and fragrance brands include TokyoMilk, Love & Toast, and Lollia, which is probably its most famous after Oprah named its bubble bath to her most favorite things list a few years ago.
Makes sense. Oprah is a mess with marinara sauce.
In other news and notes from around town:
• From sauce to a crispy, fried breading: I’m getting news that a new fast food chicken restaurant is coming to Lawrence. But I don’t know which one yet. A representative with the Bauer Farm development at Sixth and Wakarusa told me that a fast-food, chicken-oriented business is finalizing a deal for the lot next to the Burger King that is in the development. Are we on a Popeyes alert? Or maybe a Church’s Chicken watch? I really have no idea, but those are a couple of the larger chicken chains that don’t already have a presence in Lawrence.
• Let’s end this today with the tastiest of all morsels: a Facebook flap. City Commissioner Matthew Herbert has a discussion going on his Facebook page about how he’s unhappy with the process the city used to give preliminary approval to the budget last night.
In particular, he’s concerned that Commissioner Stuart Boley proposed a $100,000 change to the city’s budget after the official public hearing for the budget had been closed. The $100,000, as we reported from last night’s meeting, is for a transitional housing program. Herbert thinks Boley should have brought up the change prior to the public hearing so people could have commented on it if they so chose.
“The process was awful,” Herbert said.
I checked in with Boley about it this morning, and he had a different view. First, he noted that he spent 10 minutes talking about the $100,000 for transitional housing at the July 21 City Commission meeting. He was ready to add it to the proposed budget at that point, but his fellow commissioners said they wanted to wait until last night’s meeting to address the issue.
Secondly, Boley notes that prior to last night’s meeting, he had staff members add documents from the Lawrence-Douglas County Housing Authority to the budget portion of the city’s online agenda — which is accessible to the public. He said he had those documents added because he clearly intended on talking about the issue during the budget process. He forecast that at the July 21 meeting. He said it seemed reasonable to him to hear from the public, and then have a commission discussion about how it wanted to structure the budget.
“I didn’t feel like it was a big secret that I was looking for $100,000 for that program,” Boley said. “But I’m new. It is important to me that we do things in the right way. I care about process. I really do.”
Herbert also is a first-year commissioner. One of the new elements he’s bringing to the position is he’s working hard to create conversations about city business on Facebook. If you remember, he was the commissioner that got a lot of attention for his comments about the city of Topeka and its sewer plant.
His Facebook discussion on the topic includes some comments from city residents about how they were throwing things at the TV during last night’s proceedings and how the process is “jacked up” and how we “might have to make some noise” about this issue.
So, some folks are fired up. I would point out two more things: 1. This was the preliminary approval of the budget. It doesn’t become final until it is approved one more time on second reading by the commission, likely next week. There will be an opportunity for the public to comment on the budget again before the vote is taken. Commissioners can easily eliminate the $100,000, if that is the will of the commission. 2. The City Commission does not have a strict policy on public comments anymore. That has been a hallmark of Mayor Jeremy Farmer’s tenure. He routinely lets people make a comment even after the official public comment portion of an item has ended. My understanding is no one sought to make such a comment, although I also understand several members of the audience left the meeting before Boley brought up the $100,000 item.
We’ll see how big this morsel becomes.
Facts and figures to help you figure out whether to gripe or not to gripe about Lawrence’s property tax rates
Complaining about local taxes is easy. Figuring out whether we have a good gripe is hard because it requires lots of numbers, an abacus and stretching exercises. (I can’t count on my toes without the exercises anymore.) But as local governments get ready to approve their new tax rates, I’m limber and full of figures. So, let’s take a look.
As a reminder, we’re in the midst of budget seasons for the Lawrence City Commission, the Douglas County Commission and the Lawrence school board. City commissioners tonight will give preliminary approval to a budget that holds the property tax rate steady. Douglas County commissioners have reached a consensus on a budget that holds the county’s property tax rate steady as well. The Lawrence school board is considering a budget that would increase the property tax rate by about 1.6 mills, or about $30 on a $160,000 home.
The numbers I have for you take a look at what we’re paying in property taxes right now compared with what residents in other large cities in the state pay. I could just list the property tax mill levies for each city and call it good. Local government leaders would be pleased because the total mill levy paid in Lawrence is quite a bit less than in some other cities. Lawrence’s combined property tax mill levy is approximately 129 mills. Compare that with Kansas City’s at 174 mills or Topeka’s at 161 mills or Manhattan’s at 135 mills.
But I think there are two other factors you have to look at to get a full picture: the average value of a home in a community and the average wage for a full-time worker. The price of the home directly affects the size of your tax bill, and your wage affects your ability to pay it. I use home values from the 2009-2013 Census Bureau’s American Community Survey, and I use a Census figure from the same source that estimate the median wage for a full-time, year round, male employee. I use that number because it factors out the thousands of college students who aren’t really in Lawrence to earn any money at the moment. I wish the Census Bureau made a combined male-female average year round wage available, but it is not in the tables that I’m looking at this morning.
Hopefully what these numbers will show you is if you are the Average Joe living in an average home in each of these communities, this is how much you will pay in property taxes, and this is how much of your paycheck it will take to pay those taxes. Obviously, everybody’s situation will be a bit different, but this is a math exercise aimed at making some fair comparisons.
So, here’s a look at Lawrence and the other nine Kansas communities with populations greater than 45,000 people:
— Lawrence: Property tax rate: 129.796 mills. Median home value: $178,500. Average earnings: $45,359. Total property tax: $2,664. Percent of earnings: 5.8 percent
— Kansas City, Kan.: Property tax rate: 173.412 mills. Median home value: $90,400. Average earnings: $37,844. Total property tax: $1,802. Percent of earnings: 4.7 percent
— Lenexa: Property tax rate: 106.193. Median home value: $218,900. Average earnings: $62,901. Total property tax: $2,673. Percent of earnings: 4.2 percent
— Manhattan: Property tax rate: 135.436 mills. Median home value: $180,800. Average earnings: $42,078. Total property taxes: $2,815. Percent of earnings: 6.6 percent
— Olathe: Property tax rate: 124.917 mills. Median home value: $193,800. Average earnings: $60,410. Total property taxes: $2,784. Percent of earnings: 4.6 percent.
— Overland Park: Property tax rate: 112.459 mills. Median home value: $223,800. Average earnings: $67,205. Total property taxes: $2,894. Percent of earnings: 4.3 percent
— Salina: Property tax rate: 133.852 mills. Median home value: $114,300. Average earnings: $38,251. Total property taxes: $1,759. Percent of earnings: 4.5 percent.
— Shawnee: Property tax rate: 121.407 mills. Median home value: $196,100. Average earnings: $59,981. Total property taxes: $2,737. Percent of earnings: 4.5 percent.
— Topeka: Property tax rate: 161.690 mills. Median home value: $95,600. Average earnings: $41,641. Total property taxes: $1,777. Percent of earnings: 4.2 percent.
— Wichita: Property tax rate: 119.844 mills. Median home value: $117,500. Average earnings: $45,288. Total property taxes: $1,619. Percent of earnings: 3.5 percent.
So, what to make of those numbers? Lawrence and Manhattan have higher tax rates compared to income than the other communities. Maybe that is because university communities have higher expectations for service levels from government. Maybe it is because the thousands of students drive up the price of real estate. Maybe it is because both communities don’t receive any property taxes from their largest employers — the universities. Maybe neither community captures enough retail sales, and thus they have to garner a larger percentage of their budgets from property taxes instead of sales taxes. Maybe it is because neither community has done enough to attract high-paying, high-tech jobs. I don’t know. But it is noteworthy, although not really new. I’ve done this type of figuring before, and the numbers consistently show Lawrence residents pay a bit of a premium to live here.
Most communities on the list end up having taxes that are somewhere in the 4 percent range of the average full-time wage of the community. If Lawrence could get taxes down to, let’s say, 4.5 percent of the average wage, that would result in a savings of about $600 per year for the Average Joe.
Another interesting tidbit from the numbers is that, evidently, there is a lot more that goes into making a community than its property tax rate. Both Lenexa and Topeka have taxes that are about 4.2 percent of the average earnings of a full-time worker. But Lenexa and Topeka are two very different communities, and many would argue are on different ends of the prosperity scale.
And then there is Wichita. It clearly has a lower tax rate than the others. But, like in any community, you have to look at whether you feel like you are getting a good value for what you spend. I’m not hating on Wichita, but the financial services firm WalletHub kind of is. The company this week put out a list of the best and worst large cities to live in. Wichita ranked near the bottom — 57 out of 62 cities that are greater than 300,000 in population. (Kansas City, in case you are wondering was No. 28) Wichita fared second to last in the education category, which is a big part of what your property tax dollars fund.
So, do Lawrence residents have a good reason to gripe about taxes? I don’t know, and furthermore I’ve got griping of my own to worry about. Complaints are mounting here. I think I’m going to have to put my shoes back on.
In other news and notes from around town:
• If you like talking about tax numbers and what the community should and should not become, then perhaps being part of the Lawrence chamber of commerce’s Leadership Lawrence program is your cup of tea. The chamber is wrapping up applications for the next multimonth session. The deadline to apply is 5 p.m. Aug. 10. You can find details about the cost and application process at LawrenceChamber.com.
Lawrence is getting creative with food and trucks, and I’m not just talking about my method for eating biscuits and gravy while still safely making the Kasold Curve. No, four area food trucks have joined forces to lease space along 23rd Street for a unique food truck hub.
The operators of Torched Goodness, Drasko’s, The Purple Carrot and Wilma’s Real Good Food have reached a deal to take over the spot formerly occupied by Granddaddy’s BBQ at 1447 W. 23rd St.
The new venture will be called Fork to Fender, and it will be a little bit restaurant and a little bit food truck. Chefs from each of the four food trucks have committed to have at least a portion of their food truck menus available each day at Fork to Fender. In addition, there will be certain days of the week where all the food trucks — plus some guest trucks from Kansas City — will be parked outside. Customers will be able to order their food from the trucks and then have the option of taking the food inside the Fork to Fender space.
The concept behind the idea is unique but simple, said Julia Ireland of Torched Goodness: Lawrence diners need to know there is a consistent location where they can always get food truck grub.
“Lawrence is a good town for food trucks, but we need to band together to get more of an awareness for food trucks,” Ireland said.
The joint location also will offer another benefit: the opportunity to have a liquor license. Food trucks in Lawrence aren’t allowed to have a liquor license. But by having a storefront, the businesses will be able to sell craft beers, wines and other alcoholic beverages at the inside location.
The storefront also will serve as a space for some vendors of the Lawrence Farmers' Market to sell their items year-around. Ireland said the store plans to stock some of the honey, jams, jellies and even the locally raised meat.
“We’re trying to make it a small business hub of local artisan food vendors,” Ireland said. “We want that local community feel.”
Ireland said the businesses took possession of the storefront last week and have begun renovations. She said they hope to have the business open sometime in September. But there are still hurdles to meeting that date. The business has created a Kickstarter campaign in hopes of raising $9,000 to help cover the cost of the liquor license and some additional kitchen equipment.
As for the type of food to be served, Ireland said it will be an eclectic mix. Drasko’s is known for down-home comfort food and barbecue dishes. The Purple Carrot is a vegan food truck that does things like avocado smoothies, veggie burgers and other such fare. Wilma’s Real Good Food — which recently was named the best food truck in Kansas City by KC Magazine — makes dishes such as meatball sliders, homemade bratwursts and fried grits. Torched Goodness plans to expand its menu from its dessert theme to include meat pies, such as Shepherd’s Pie and chicken pot pie, plus frittatas and other dishes.
But don’t worry, Torched Goodness also will continue making its creme brûlée, and will continue to have its stand downtown and also at the Saturday farmers' market.
That’s good news because, as I have learned, I need a really wide berth when I’m going around Kasold Curve with a handheld kitchen torch.
Plans call for pair of buildings to be demolished near Ninth and Iowa to make way for high-tech car wash; Zarco owner launches tech product for convenience store industry
They say the best way to make it rain is to wash your car. Given that we already have had a lot of rain, I’m a bit worried about what will happen when a Lawrence businessman starts construction on what he’s calling one of the more advanced car washes in the country.
Look for the project near Ninth and Iowa streets. Plans have been filed at City Hall to demolish the Sandbar sub shop and the gas station/convenience store that is immediately north of the sandwich shop. The two lots will be combined to make way for a large tunnel car wash.
Scott Zaremba, an owner of the Sandbar restaurants and the Zarco convenience store chain, is the man behind the car wash idea. He said the car wash will include new technology unlike any other in the region.
“It will be the next generation of car wash,” Zaremba said. “It will have the coolest stuff, that is for sure.”
But Zaremba wouldn’t provide details. Until further notice I’m going to assume it will have a special thingamajig to get the Crispy Creme frosting off my steering wheel, an advanced whatchamacallit to find the taquito that rolled under the seat last month, and a proprietary doohickey that will allow the F150 to double as a hovercraft.
The project, which is being designed by Lawrence-based Paul Werner Architects, also will include about 25 vacuum stations, and will include a place for a food truck to regularly park. (A man who would sell me a juicy, dripping sandwich right after I’ve cleaned my vehicle is a man who understands the business cycle. If he offered a necktie cleaning service, Bill Gates would be jealous of his genius.)
If you are confused about the location of the proposed project, it is near the southeast corner of Ninth and Iowa. Zaremba owns an American Fuels station that is right at the southeast corner of the intersection. That is the one that includes the Scooters drive-thru coffee location. No changes are planned for that fueling site or the Scooters. Just to the south of that location, Zaremba owns another convenience store/fueling station. It will be torn down as part of the project. Just to the south of that location, Zaremba owns a building that previously was a gas station but since has been converted into a brightly colored Sandbar Sub Shop. It also will be torn down as part of the project.
Zaremba has filed for site plan approval at Lawrence City Hall, but he said it was too early to predict when construction work may begin on the project.
• A car wash isn’t the only project Zaremba has going on. Bill Gates indeed may end up interested in Zaremba at some point because Zaremba has launched a new technology company. Zaremba’s American Fuels stations at Ninth and Iowa and East 23rd Street have new technology at the fueling pumps that Zaremba says is the first of its kind in the country.
The pumps have been retrofitted to include a special touchscreen tablet that allows you to place an order for a sub sandwich that will be made inside the store while you are busy putting gas in your car. The sandwiches, though, are just the beginning, Zaremba said. The touchscreen can be used to sell basically any item in the store. The tablet allows you to pay for the items at the same time you are paying for your fuel, so it adds an extra element of convenience. It also helps the convenience store industry with a problem they have created: Pay-at-the-pump technology has cut down on the number of customers who enter the store.
“There is a huge percentage of customers who don’t come inside the store,” Zaremba said. “This lets us sell almost anything at the pump.”
The bigger potential, though, is that the tablets aren’t items that Zaremba has purchased and added to his pumps. Instead, it is technology that his company has developed. He’s now working to sell the technology to other convenience store chains across the country. He said he has two tests going on in other states.
“They are large chains that potentially could use more than 5,000 screens,” Zaremba said.
Zaremba said he used local programmers and technology developers to create the new tablet application. He said he and partners have been working on the project for about eight years.
In other news and notes from around town:
• We might as well stay in the gasoline world for a moment. Lawrence has a new convenience store brand. The station at 19th and Haskell has become a Valero station, which I think is the first one in Lawrence. The location has added new pumps, and the convenience store portion of the business has been advertising that it is under new management.
I’ll beat someone to the question that frequently comes up when I talk about gas station brands: I don’t have any news on whether Casey’s General Store plans to open a location in Lawrence. More than a year ago, I had reliable sources tell me that Casey’s was close to signing a deal for a location in northwest Lawrence along Sixth Street. But then that deal never materialized. No word on whether the company still has an interest in Lawrence or whether the market is a bit big for the company, which operates in a host of small towns.
Pace quickens on Lawrence home sales in first half of 2015; city spending $85,000 for ADA playground upgrades
If you are looking to buy a home in Lawrence, you had better lace up those running shoes. Home sale statistics for the first half of 2015 show that buyers need to be ready to move to keep up with what is becoming a tight home market.
For the first six months of the year, home sales in Lawrence are up nearly 20 percent, compared with the same period a year ago. But an emerging trend in the market is how quickly homes are selling. The days of you and your spouse or roomie having the time to debate whether this room or that room is big enough to house the chocolate fountain are coming to an end. (I’m assuming that is the big debate in your house too.)
The median number of days a home sits on the market before it sells is now down to 25. That’s down from 34 days at this point in 2014 and down from 47 days in 2013. The pace seems to be quickening as well. When you look at just the homes that sold in June, the median time those homes sat on the market before selling was 13 days. Wow. It takes us 14 days just to hear back from the architect on how much it will cost to strengthen the floors of the various closets we’ll use to house shoes. It is a crazy market if people are buying homes before knowing that cost.
In all seriousness, it has been a good year thus far for the Lawrence real estate market. Here’s a look at some statistics from the most recent report from the Lawrence Board of Realtors:
• A total of 627 homes have been sold through June. That’s up almost 20 percent from the same period a year ago. More impressive is the 2015 totals are up about 12 percent compared with the 2013 totals. Last year was a bit of a down year for the local real estate market, but 2013 was a strong year with more than 1,000 homes sold that year. If the market stays on its current pace, it could sell more than 1,100 homes in 2015.
• Sales of newly constructed homes are showing some signs of new momentum. A total of 33 newly constructed homes have sold thus far in 2015. That’s up from 30 during the same period a year ago, but still down from 51 during the period in 2013. More encouraging, though, is that 11 newly constructed homes sold in June. That’s up from four newly constructed home sales in June 2014. The median number of days a new home is sitting on the market before it sells also has improved dramatically. The median now is 76 days, down from 168 days in 2014.
• One of the reasons homes are moving quickly is because the inventory of homes on the market is tight. At the end of June, there were 334 active listings. That’s down more than 25 percent from 2014 levels and down more than 20 percent of 2013 levels. It will be interesting to see if builders see those numbers as being tight enough to start increasing the number of new homes they are constructing each month. Whether that will happen is still an open question. At the end of June, there were 42 newly constructed homes on the market. That’s down from 49 new homes that were on the market in June 2014.
• With a tighter market, selling prices are starting to creep up. The median price of homes sold thus far in 2015 is $165,000. That’s up from $160,000 at the same point in 2014. Whether that is a sign of price pressures in the market or just a difference in the type of houses that are being sold this year compared with last year isn’t clear. But it would stand to reason that overall home values will see some appreciation, if the market remains tight.
In other news and notes from around town:
• Look for some changes at a couple of Lawrence playgrounds. The city is set to spend about $85,000 to put in a rubberized play surface for the playgrounds at the East Lawrence Center and at Watson Park.
It may be the first of several such project that the city’s Parks and Recreation Department undertakes. Changes to the Americans with Disabilities Act in 2012 created new requirements for playground surfaces to make them more accessible to people with disabilities.
The new rubberized surface is expected to be a lot easier for folks who use wheelchairs, walkers and other devices than the current wood-chip surface that exists at most city playgrounds.
“The wood chips have to be really compacted to work well,” said Mark Hecker, the city’s assistant director of parks and recreation.
But figuring out how to pay for a surface upgrade to every city playground may be difficult. The city has 35 playgrounds across the community. Hecker said his initial goal is to try to get six or seven playground surfaces replaced in the next few years. He plans to choose playgrounds in different geographic areas of town to increase the odds that everyone will have relatively easy access to at least one of the newly surfaced playgrounds.
Cost is an issue, though. The city spends about $3,000 to $4,000 to put wood chips in a playground area, and then probably another $1,000 a year to ensure the playgrounds continue to have enough wood chips in place. Based on these most recent prices, the rubberized surface is costing a little more than $40,000 a playground. Hecker expects the rubberized surfaces to last for 15 years or more.
Whether the city will get pressure to become more aggressive to replace the wood chip surfaces with the more ADA-complaint rubberized material is unclear. Thus far, Hecker said the department has been working with local ADA advocates, and they have been understanding that the city will likely have to tackle the issue in phases.
“They just want us to keep moving forward,” Hecker said.
As for the material, it is coming from a Kansas City-based company called Eco Turf. Hecker said the department is still in discussions about the exact product they’ll install. Hecker said the city wants to install some brightly colored material rather than the more traditional brown or black. The city also looked at a product that looked like grass, but Hecker said it was less certain how it would withstand the wear and tear of a playground.
Other parks that may get consideration for upgrades include high-usage playgrounds at South Park, Holcom Park and Centennial Park, Hecker said. Some of those parks also are due for replacement of playground equipment.
“We may find ourselves in a situation where we spend $30,000 on playground equipment and $35,000 on surfacing,” Hecker said. “That’s where it can get a little tricky from a financial standpoint.”
West Lawrence restaurant plans major expansion; details on a Ninth and New Hampshire mishap; Kansas school system gets high ranking
You bet I’ve got a chop house on my mind, and it is not just because I’ve already spent a good part of my week “helping” my 4-H kids wrangle their hogs at the Douglas County Fair. I’ve got news of a large expansion of a west Lawrence restaurant that specializes in steaks and chops.
I briefly mentioned last week that I had heard the Six Mile Chop House and Tavern was expanding at its Sixth and Wakarusa location. Well, now I’ve got details, and they show the expansion will make it one of the larger restaurants in the city.
Brad Ziegler, an owner of Six Mile, told me that he has struck a deal to take all 6,500 square feet of space that previously was occupied by Famous Dave’s BBQ. Six Mile currently occupies space that is adjacent to the former Famous Dave’s location.
Ziegler said a big part of the expansion plan is for Six Mile to get into the banquet business. That means wedding receptions, corporate events, big birthday parties, and bon voyage parties for a certain pair of pigs. (Well, maybe that last one is a tiny niche.)
“We want more room for private events and banquets,” Ziegler said. “We turn down a lot of events because we just don’t have the size.”
That won’t be a problem following the expansion. Six Mile and Famous Dave’s occupied space that originally served as the Lawrence location for the Hereford House. It was frequently said that the Lawrence Hereford House was the largest restaurant in the state of Kansas, just in terms of square footage.
Ziegler said the expansion will allow for a significant increase in general seating for diners as well.
“We don’t know the final number yet, but we’ll definitely double our capacity for dining,” Ziegler said.
Plans also call for an additional bar and lounge area to be added to the restaurant. But Ziegler — who is a longtime bar owner in Lawrence — said he’s not planning on using any of the space to create a large nightclub.
“We’re just talking about a casual place to have a cocktail,” Ziegler said.
What won’t change much is the restaurant’s menu. It will still have a heavy emphasis on steak, with some seafood, pork chops, lamb chops and other meaty entrees. Ziegler said the idea of a local steakhouse has been well-received by Lawrence diners. He said with the larger location he will try to attract a larger customer base by adding a few mid-range cuts of Angus steak in order to offer the option of a lower price point. But plans also call for the restaurant to keep its selection of prime cuts of beef. The restaurant currently offers nine cuts of prime beef ranging from a 17-ounce Bone-In Cowboy Ribeye to the traditional Kansas City Strip. Ziegler said a significant expansion of the restaurant’s wine list also is planned.
Ziegler hopes to have the expansion — which for the moment is focusing just on the main floor space, not the basement of the building — completed in October. But construction work hasn’t yet begun. Ziegler said he’s awaiting the necessary permits from City Hall.
In other news and notes from around town:
• I can guess one group that wasn’t thrilled with this morning’s rain storm: The construction crews that are trying to build the multistory office and apartment building at the northeast corner of Ninth and New Hampshire streets.
Robert Green, president of Lawrence-based First Construction, told me the project is a little more than three weeks behind schedule due to the amount of rain that the area has experienced this summer.
I also wanted to let you know of one other detail about the project, in part, to clear up some potential confusion. I’ve gotten several calls from people concerned that construction crews were dumping unused concrete in the sewer system at the job site. That hasn’t been happening, but there was a significant mishap involving a city sewer line at the job site.
Both First Construction and city officials confirmed that a subcontractor on the job accidentally damaged a city sewer line as part of the site work for the building. As part of the shoring process, a steel pin inadvertently punctured a sewer line. Part of the shoring process included the injection of grout, and the sewer line became filled with grout.
The only way to fix the problem was to replace a large section of the sewer line, Dave Wagner, the city’s director of utilities told me. Both Wagner and Green assured me that the cost to replace the line was paid by the contractor for the building, not by the city. The work to replace the line took place a few weeks ago, and the sewer system is working fine in the area, I’m told by Wagner.
As for the building project, as we previously have reported, it will add about 115 apartments to the downtown scene. Its ground floor will be the new headquarters for Great American Bank, which previously operated in the city as Lawrence Bank. Green said he is hopeful crews will make up for lost time and have the apartments ready to open by the fall of 2016.
• We may not always know where the next check is coming from to fund it, but Kansas’ educational system is one of the better ones in the country — at least according to one new report.
The study is from WalletHub, a financial website that does a lot of data crunching to create “best of" lists. The new study found Kansas has the 12th best “school system” in America. The report primarily looked at K-12, public schools, and examined metrics such as dropout rates, math and reading scores, SAT scores, student-to-teacher ratios and other such measures.
Kansas ranked just ahead of Iowa and just below Virginia. Kansas appeared to excel in a couple of categories in particular. Kansas had the third best pupil-to-teacher ratio in the country, and was tied for fourth in the “safest schools” category. That metric is based off of data that tracks the number of students in the ninth-12th grades who report being threatened or injured with a weapon on school property.
Other rankings for Kansas included:
— 8th for math test scores;
— 10th for dropout rate;
— 10th for average SAT scores.
— 21st for percentage of high school graduates who complete the ACT;
— 25th for bullying incident rates;
— 25th for reading test scores.
In case you are confused, a ranking of 1 is best and 51 (we count both the District of Columbia and Missouri, for some reason) is worst.
Most of the data that WalletHub used to compile the rankings came from the U.S. Census Bureau, or other reputable organizations such as the rankings of U.S. News and World Report, the College Board, and the National Center for Educational Statistics. You can see the complete report here.
And yes, I know you want to know the top 5 and the bottom 5, so, here you go:
The bottom five:
District of Columbia
As for other neighbors not already mentioned, Nebraska ranked No. 17, Missouri was No. 28, and Oklahoma was No. 33.
The corner of 23rd and O’Connell may be the latest to try to lure retirees to Lawrence. Plans have been filed to build a 90-unit, independent senior living community near the intersection.
Olathe developer Dave Rhodes has filed a plan to develop about nine acres of vacant ground at 2101 Exchange Court, which is just south of the 23rd and O’Connell intersection and on the west side of O’Connell Drive.
I’ve put a call into Rhodes, but haven’t yet heard back. But the plans filed at City Hall describe the project as independent living retirement community. It will be a sizable one at that. The proposal calls for 15 buildings with six living units per building. Each building will have four two-bedroom units and two one-bedroom units. The development also will include a 2,000-square-foot leasing office.
We’ve previously reported that Rhodes had sought affordable housing tax credits to help finance the project. I haven’t gotten word on whether the project has received those tax credits, but I’m working to get that information. If the credits were received, that would mean that the project would be rent-controlled, and residents would have to meet certain guidelines. Rhodes previously has said the project would be limited to residents 55 years old and over. I’ll let you know when I hear more. He's previously described the project as being about a $16 million investment.
When we reported on the project in November, Rhodes said his development group owned five other affordable “garden/ranch style apartment” developments in Kansas, and also owned or managed about 350 conventional apartment units.
The property already has the necessary zoning in place to allow for the development. City officials now need to approve a site plan for the project to proceed.
It will be an interesting development to watch for a couple of reasons. One is that it continues a trend of Lawrence trying to become more of a destination for retirees. But the other reason is because the new living units could help spur additional commercial development at 23rd and O’Connell.
The southeast corner of 23rd and O’Connell is zoned for commercial uses, but other than a Tractor Supply store, retail development hasn’t yet come to the corner. The general thought on why retail has been slow to develop there is because retailers want to see more homes in close proximity to the intersection. I’m not sure 90 new units will push the area over the top, but there’s also residential zoning just to the south of the retail area, and work to install roads and other infrastructure to accommodate future residential development has occurred on the site.
That’s all for Town Talk today. I know, it was short, but I have an excuse. I have to go weigh pigs. Really, I’m not making that up. It is Douglas County Fair week, and this morning is the day we find out how fat my kids’ 4-H pigs have become. In fact, I’ll probably be near the corner of 23rd and O’Connell to visit the nearby Tractor Supply store. I might be there to buy feed, but it may be too late for that. Perhaps they sell a brick I can put on the scale.
Promoter not sure now on canceling 1,000-foot water slide event in west Lawrence; city gets report on its financial health
UPDATE 1:30 p.m.: Maybe there will be bubbles on this 1,000-foot water slide, because the idea of hosting The Urban Slide in a west Lawrence neighborhood quickly is turning into a soap opera.
Ryan Robinson, owner of Lawrence-based Silverback Productions, reached out to me today and said he’s now decided not to cancel the event — at least not yet. He said he’s rescinded his previous request to have the item pulled from tomorrow’s City Commission agenda.
Instead, he wants to have a hearing on his original proposal to temporarily close a portion of George Williams Way south of Sixth Street to accommodate the event. But he’s also put forward an alternative proposal that would close a portion of George Williams way north of Sixth Street to accommodate the event. If neither one of those proposals wins commission support, he said he would cancel the event.
“We want the neighbors to speak up and tell the commission what they want,” Robinson said. “We will be fine with whatever the commission tells us to do. We are in the community-building business. We don’t want to create any problems.”
As for the new proposal to place the slide north of Sixth Street on George Williams Way, Robinson said he thinks the idea has good potential. That section of road is a four-lane street. It leads into the Rock Chalk Park sports complex. Robinson said the western two lanes of the street could be closed, and the eastern two lanes could be open for two-way traffic. Participants could park in the large parking lot at Rock Chalk Park.
Robinson said he had proposed the idea of placing the slide on the southern side of George Williams Way because he thought that would make it more of a neighborhood event that people could walk to or bike to.
Robinson said the whole issue has been frustrating. He said The Urban Slide event is one of the simpler ones his company produces each year. The company specializes in marathons and other races that stretch over broad geographical areas.
The company has hosted several events in Lawrence — it produces The Color Run that brings thousands to downtown Lawrence. He stopped short of saying he would stop producing events in Lawrence, but did acknowledge that producing events in the community has become frustrating.
“The only reason we bring events to Lawrence is because we like to bring cool stuff to town,” Robinson said. “We generate less than 1 percent of our revenue off of the events we do in Lawrence.”
He said the reaction to The Urban Slide event probably will cause the company to re-evaluate what events it wants to host in Lawrence in the future.
“It does sour us some, but we’re a resilient bunch,” Robinson said. “We’re going to continue to call Lawrence home, and we’re going to continue to work out of here.”
If you want a 1,000-foot waterslide in your neighborhood it looks like we are going to have to go back to our original plan of a garden hose and a whole lot of trash bags duct-taped together. That’s right. The idea of The Urban Slide coming to a west Lawrence neighborhood next month appears to be dead.
Last week we told you that Lawrence-based Silverback Productions had filed for a city permit to temporarily set up a 1,000-foot water slide on the portion of George Williams Way between Sixth Street and Harvard Road. But I’ve now received an email from a Silverback official saying that the company is pulling its request for the permit and will cancel the Lawrence event, which was set for Aug. 8-9. Concerns from neighbors apparently did the event in, and Silverback owner Ryan Robinson sounded a bit frustrated about it in a letter he sent to city officials this weekend.
“I think anyone that knows myself and the work that Silverback does within this community knows that we only wish to bring goodness, happiness and prosperity to this city,” Robinson wrote in a letter asking the permit application to be withdrawn from Tuesday’s City Commission agenda. “However, for a variety of reasons we are finding it is harder and harder to do that within Lawrence, and quite frankly the trouble is not worth the gain.”
I had heard late Friday afternoon that City Hall was getting quite a few phone calls from people about the idea of closing down George Williams Way to accommodate the event. Questions about parking and other effects the event may have on the area also were asked.
Robinson said Silverback — which produces The Color Run and other similar large events — said in his letter that his company had a detailed plan for how to run the event. But Robinson indicated that the event was not receiving a warm reception, and specifically cited a letter from neighborhood resident Mike Kelly, who asked city officials a variety of questions about the event’s potential impact on the neighborhood.
Robinson wrote that his company does not do business by “forcing events into unwelcoming communities.”
“We would never do anything in Lawrence to jeopardize our reputation or the good that we have brought this city over the years,” Robinson said. “We will politely bow out into the open arms of one (of) the other 225 welcoming cities that we work with on an annual basis.”
No word yet on what the plan is for folks who have already bought tickets in advance for the event, which had been advertised online for months now. I assume, however, Silverback will provide details about some sort of refund program.
In other news and notes from around town:
• A 1,000-foot slide is one thing. A 10-year long slide is another. City commissioners at their meeting on Tuesday evening will be discussing a decade long slide.
Commissioners will receive an annual report from City Auditor Michael Eglinski, who takes a look at a host of financial indicators for the city. The city fares pretty well in many of the categories measured, but there is one category that serves as a reminder of the major issue facing city leaders: the measurement of job growth and tax base growth in the community.
As part of the report, Eglinski looked at 20 years worth of job growth and tax base growth data. The numbers show it definitely has been a tale of two decades for Lawrence. From 1995 to 2004, growth in nonfarm employment in the Lawrence metro area averaged 2 percent per year. From 2005 to 2014, it has averaged 0.1 percent per year.
Flip the page to assessed valuation — the community’s tax base — and the numbers are even more stark. From 1995 to 2004, the tax base grew by an average of 8.1 percent per year. From 2005 to 2014, the average growth rate dropped to 1.3 percent.
Of course, the decade of 2005 to 2014 included a major recession. But the numbers indicate that wasn’t the only issue at play in the slowdown. These two charts indicate that Lawrence was experiencing a flattening — especially in jobs — before the recession hit in late 2008 or 2009.
The future is more important than the past on this subject, though. Lawrence has seen some better job numbers of late. The U.S. Bureau of Labor Statistics puts out a monthly report of job totals for metro areas. The most recent data is for May. It shows Lawrence added about 800 jobs from May 2014 to May 2015. That’s an increase of about 1.5 percent, which is quite a bit better than the 0.1 percent average of the last decade. In fact, the 1.5 percent growth rate was the best in the state during that time period. Manhattan was next at 0.7 percent, then Topeka at 0.5 percent, and Wichita saw job losses of 0.4 percent. Kansas City is counted in Missouri, and it came in at 1.6 percent.
It seems like job growth should be a key metric for Lawrence leaders to track. As talk grows about Lawrence and Douglas County creating a new comprehensive plan or vision for the community, it will be interesting to see if leader set a specific goal for how much they want job numbers to grow during the next decade.
The city auditor’s report had several other findings. Here’s a look:
— Lawrence’s debt totals are on the rise, and are at a decade high by at least one measure. The amount of debt per person — adjusted for inflation — is at a 10-year high, Eglinski found. The amount of debt checks in at about $1,100 per person in 2014. That’s up from about $700 per person in 2013. Major projects like the library, Rock Chalk Park, and various street improvements have helped push those totals higher. It is worth noting that until 2014, Lawrence’s per capita debt totals had been on a decline since 2008. But the previous City Commission brought borrowing back in a big way, as the chart below shows.
— Governments borrow money to spend it, so it should be no surprise that the amount of city government spending per resident also is at a 10-year high. The inflation-adjusted amount in 2014 checks in at about $1,400 per person, but from about $1,300 per person in 2013. As the chart below indicates, city spending per resident has been on a steady increase since 2011.
— Eglinski compares Lawrence’s financial indicators to about 15 “benchmark communities” that include: Iowa City; Norman, Okla.; Bloomington, Ind.; Auburn, Ala.; State College, Pa., and several other college communities. The report found Lawrence was outperforming the benchmark communities in three areas: the city’s financial ability to maintain services; the city’s growth of financial resources; the average age of capital assets such as roads and buildings.
— The report found Lawrence compared less favorably to the benchmark communities in three areas: the city’s liquidity, which measures how quickly the city could have cash to meet immediate needs; the amount of long-term liabilities, such as debt; the amount of the city’s budget devoted to interest payments, which affects the city’s financial flexibility.
— The report also looked at the financial indicators for the city’s utilities department and other divisions of the city that are funded primarily by rates rather than taxes. It found those rate-based divisions — water, sewer and trash service are among the big departments — compared less favorably to benchmark cities in three categories and more favorably in one category. Where the city compared less favorable was in ability to maintain services; financial resource growth; and liquidity to meet immediate needs. The one area where the city compared more favorably is in the rate of aging of capital assets such as utility infrastructure.
You can see the entire report here. Commissioners will discuss it at their 5:45 p.m. meeting on Tuesday at City Hall.
1,000-foot waterslide coming to west Lawrence; pair of restaurants win national wine honors; local ADA advocate profiled by Washington Post
Lawrence’s funkiness is spreading. West Lawrence probably won’t be honking for hemp or hosting zombie walks anytime soon, but a plan has been filed for a busy West Lawrence street to temporarily house a 1,000-foot long water slide.
I reported last month that a Lawrence-based company was looking for a spot to set up a massive water slide called The Urban Slide. Well, the company hopes it has found its spot: George Williams Way near Sixth Street.
Normally, this is the type of wild and crazy idea that would find its way into downtown Lawrence. But even downtown has its limits. A 1,000-foot slide would take up most of Massachusetts Street. Plus, there is a little slope to Mass. Street, but not much. So, Lawrence-based Silverback Productions — the company that works with The Color Run and other such events — went looking for a different location. Ryan Robinson, an owner of the company, told me last month he was looking for locations near the KU campus, but that apparently didn’t pan out.
The event is set for Aug. 8-9, and the slide would be set up on the portion of George Williams Way that is south of Sixth Street and north of Harvard Road. I guess they are not going to have the slide go through the roundabout at George Williams and Harvard. That seems like a lost opportunity for the city to do roundabout education . . . you do not have to use your turn signal when entering a roundabout, but you should always yield to a water slider. You know, that sort of common stuff.
In case you are confused, George Williams Way will be closed to traffic during the event. In fact, it will be closed for long periods of time to accommodate the slide. Plans call for the street to close at midnight on Aug. 8 and reopen at 11:59 p.m. on Aug. 9. Organizers have arranged to use the parking lot at nearby Langston Hughes elementary for the event.
City commissioners are scheduled to approve the permit for the project at their 5:45 p.m. meeting on Tuesday. It will be interesting to see what west Lawrence’s reaction is to the event. Thus far, there has only been one letter of opposition filed to closing down the street. I don’t see George Williams Way becoming the next Massachusetts Street and hosting events on a regular basis. This seems like a fairly unique situation. But west Lawrence likely will become more an event venue with Rock Chalk Park. I’m still curious to see what type of events other than youth basketball and volleyball tournaments end up becoming the norm at Rock Chalk. I heard several people liked how the Sertoma BBQ cook-off functioned at the sports complex earlier this year. Whether the complex will become the site for more festival type of events in the future will be interesting to watch.
In other news and notes:
• I don’t know about you, but when I get done going down a 1,000-foot water slide, I find that I’ve worked up a thirst that can only be satisfied by a Buried Cane Cabernet Sauvignon, or perhaps a Bogle Old Vine Zinfandel or maybe even a Pago de Tharsys Brut Cava, which coincidentally is the same phrase I frantically yell while going down The Urban Slide. All those are actually fine wines served at the downtown restaurant Ten (or at least I think they are, although I’m not sure because they rarely let me enter wearing my Speedo.) Ten, which is the restaurant on the ground floor of The Eldridge Hotel, has been named to Wine Spectator’s 2015 Restaurant Awards. Ten was one of two Lawrence restaurants to be included in the prestigious rankings. Five 21, which is in The Oread hotel and operated by the same company that run Ten, also was selected. The rankings are in Wine Spectator’s Aug. 31 edition, which recently hit newsstands.
• Speaking of Lawrence getting some national publicity, a Kansas University professor who fought to win approval of the Americans with Disabilities Act, was profiled in The Washington Post earlier this week. Dot Nary, an assistant research professor at the Research and Training Center on Independent Living at KU, will be in Washington, D.C. to help celebrate the 25th anniversary of the Americans with Disabilities Act. While preparing for her trip, Nary sought to make a reservation for a bus tour of Washington, D.C., but the tour operator told her he didn’t have a bus that could accommodate someone in a wheelchair. That’s despite advertisements that said it could accommodate folks in wheelchairs. That was probably not the best strategy on the part of the tour bus operator, but hey, he got his name in The Washington Post. Here’s a link to the article about Nary and her work with the ADA.
A potential danger zone for Lawrence’s public transit system; restaurant expansion at Sixth and Wakarusa
In 2008, it seemed the public transit question in Lawrence was settled. Lawrence residents loved the idea of a city-owned bus system.
Voters went to the polls in November of that year with a do-or-die question. Voters were asked to approve a two-tenths of a percent sales tax to fund the T’s basic operations. Without the sales tax, it was likely that the transit system would be shuttered. Voters made their answer clear. The tax was approved by a 70 percent to 30 percent margin.
Heading into that vote, prognosticators weren’t sure how the public would respond. It could be close, we thought, because there were significant pockets of discontent with the city’s transit system. Instead, the tax measure won every single precinct in Lawrence. It continues to be one of the more lopsided elections I’ve ever covered. It seemed Lawrence had buried the hatchet on the T, or the empTy, as its detractors called it.
Today, questions are back, and the loudest ones are coming from City Hall. They started to get louder on Tuesday night when commissioners balked at the idea of installing a new transit hub near 21st and Iowa streets. Commissioners rejected a proposal to build the hub on the vacant piece of KU Endowment-owned property that is just south of the city’s Fire Station No. 5. They didn’t settle on a different location to build a transit hub, which basically is the place where buses congregate and riders make transfers to other buses on a regular basis. Talk of locations near Ninth and Iowa and perhaps near 19th and Iowa, where KU’s Stouffer Place apartments are in the process of being demolished, were discussed as possibilities.
Now, I want to be clear, I don’t think Lawrence city commissioners are trying to kill the T. But just because they’re not trying to, doesn’t mean that it won’t happen. The big issue facing the transit system is that the very successful sales tax approved by voters in 2008 came with a 10-year sunset. Voters are likely going to be asked to approve a renewal of that sales tax in 2018. If they don’t renew the tax, the T is likely back in jeopardy again.
The transit hub plays a key role in this because transit leaders want to get on with the work of redesigning transit routes to make them more efficient. But they can’t redesign routes until they know where the system’s hub is going to be located. And they say that they can’t get the type of route efficiency they want by having a hub in downtown because the downtown area is too congested to accommodate the number of buses that need to come to a hub.
The 21st and Iowa location has been a favorite of transit leaders because it is centrally located in the city, and to boot, KU Endowment is offering a long-term, no-cost lease for the city to use the land. Plus, it is what is available. The city has tried to swing a deal to put the hub at Ninth and Iowa, behind The Merc, but the property owner isn’t interested.
Commissioners balked at the site for a variety of reasons, but one of the louder critics of the site has been Commissioner Stuart Boley. He’s said the site is a poor one because it doesn’t offer any amenities for riders. In particular, he’s talking about opportunities for riders to get off the bus and spend some money. That would be possible at the Ninth and Iowa site, he notes. Commissioner Matthew Herbert at various times has echoed those comments. Both have said they like the idea of a “destination hub.”
That is an issue that may benefit from some perspective. One issue to understand is the nature of a bus transfer, particularly under the new route system that city transit leaders envision. Under the new system, the average time a rider would be waiting at the hub to make a transfer is about 3 minutes, transit administrator Bob Nugent has told me. So, for someone to decide they are going to want to do some shopping at the transit hub, they are going to have to decide to delay their trip. I’m sure some folks would do that. But if they are willing to delay their trip, they can shop anywhere up and down the route that they happen to be on. For example, your bus goes by Dillons, you have the bus stop near Dillons, you get off and do some shopping, then you catch the next bus when it comes by in about 30 minutes. Dillons doesn’t need to be at the hub for you to do some shopping.
That said, I’m sure there are some benefits to having the shopping convenient to the hub. But, it seems a question worth pondering is, how isolated is 21st and Iowa streets? I decided to do a little test. I did a little walking yesterday in my cowboy boots and black suit to see how far you really are from amenities at 21st and Iowa.
There is a big tree in the center of the site proposed for the transit hub. So I started there and timed how long it took me to get to the shopping center on the northeast corner of 23rd and Iowa streets. It took me three minutes and 30 seconds to get to CiCi’s Pizza. I think that qualifies as a destination. Based on my experiences, I think it is the No. 1 destination in Lawrence for men to get marinara sauce on their ties. Of course, there is quite a bit more to do at that shopping center. There is Cork & Barrel next door to CiCi’s, (you have to get club soda for the marinara stain, so you might as well pick up something to go with it.) There is Hastings next door, which would allow you to shop for books, music or even buy a guitar to serenade fellow bus riders with. There are numerous restaurants at the site. In fact, I think you could even win some sort of national transit award by taking the bus to get to the famed sandwich shop The Yellow Sub. Think about it, you take the bus to get a Tijuana Taxi. (It is a delicious Yellow Sub Sandwich, and yes, I am afraid to ask the origins of its name.)
If you want to walk an extra two minutes, you can get to the CVS on the southeast corner of 23rd and Iowa. And, I know what you are thinking: You would have to be crazy to try to walk across 23rd Street, but the intersection there has made that crossing — at least on 23rd Street — much easier.
So, with an approximately five-minute walk, you have a lot of amenities to choose from. Transit riders are probably some of the best walkers in the city. Is a five minute walk going to discourage them much? I don’t know. It seems a reasonable question though.
I asked Boley about it, and he thinks the site at 21st and Iowa is problematic for a number of reasons. He's thrown out an idea that has a real twist to it. Ninth and Iowa street, but in Centennial Park rather than in the parking lot behind The Merc. That likely would open a whole other can of worms related to whether the city wants to decrease its park space to accommodate lots of buses.
Don’t get me wrong: I’m no transit site expert. And, furthermore, I don’t particularly care whether the hub goes at 21st and Iowa streets. But as someone who has watched City Hall a long time, I sense the transit system entering a danger zone. The biggest risk to the system is that commissioners get bogged down in trying to find a transit site, and the job doesn’t get done before the 2018 election, the transit system isn’t operating the way leaders want it to, and the system suffers at the polls. Another possibility is that a transit hub is chosen late in the game, and the city hasn’t got all the kinks worked out of the new route system before voters go to the polls.
Maybe it won’t matter at all. It is tough to predict how voters will think at any given moment. But this much is clear: The city has been trying to figure out the location for a transit hub for more than two years. That’s a long time. As interim City Manager Diane Stoddard pointed out to commissioners on Tuesday, there is never going to be a perfect site for the hub. And she reminded commissioners that getting a site is really important to the future of the T.
“The site is really key to us being able to provide better service, which I think is one of the things we talked to voters about a number of years ago” Stoddard said.
In other news and notes around town:
• Some of you may have noticed some work underway in the former Famous Dave’s BBQ restaurant at Sixth and Wakarusa. Well, I don’t have all the details, but I have a few. A brand new restaurant is not coming to the space, but rather Six Mile Tavern and Chophouse is expanding. My assumption is the chophouse will only take a portion of the space because Famous Dave’s was huge. Owner Brad Ziegler has confirmed an expansion is underway for Six Mile, but Brad and I have been playing phone tag and I don’t have all the details. When I get them, I’ll pass them along.
Golf course, apartment developments under construction in northwest Lawrence; city commissioner gets graphic on Topeka sewage issue
It looks like Lawrence really is going to get another golf course. I’ve been reporting for years that an Arkansas-based company has filed plans to build a new nine-hole course in northwest Lawrence that will be surrounded by apartments. But now there are actual bulldozers and other equipment clearing the land.
Dirt work also has begun on a new apartment complex and single-family neighborhood a bit east of Rock Chalk Park, and dirt work is underway on a parcel of ground a bit south and east of the sports complex too. In fact. there is so much heavy equipment in that area, it reminds me of the time I decided to get aggressive with the dandelions in my yard. (We learned a valuable lesson there. If you tell me to go chemical-free, you need to be more explicit in your instructions.)
First, the golf course. We began reporting in 2012 about plan by a Fayetteville, Ark.-based Lindsey Management to build a new apartment/golf complex on vacant property between Queens Road and George Williams Way. The property is basically just east of the Rock Chalk Park sports complex. The plans won approval, but the work to build the complex never began. Plans were revised, and the work to build the complex still did not begin. But the Arkansas developers insisted they were still very interested in the project, and were just waiting for the right time to begin.
Now must be the right time because bulldozers are preparing the site, particularly the portion near where Queens Road and Wakarusa Drive intersect. Both a representative with the city and an area developer have confirmed the dirt work is for the golf course project, but I’m still trying to get in touch with a representative from the company.
The company though has filed a final plat at City Hall detailing the development. It still shows the nine holes of golf. Previous plans have described the course as kind of an executive style, which I think technically means it is a bit shorter than a normal course. (I avoided executive courses for a long time because I erroneously assumed they required a staff meeting, a series of memos and a 12-point improvement plan every time I lost a ball.) The primary customer base for the new golf course will be the residents who live on the property. The developers previously have told me that green fees are built into the monthly rent rates of residents. So, you can live at the property and pretty much golf as much as you would like. But the developers also have told me that at their other properties around the country, there usually are tee times available for the general public as well.
As for the apartments, there will be a lot of them. The first phase of the development calls for a mix of one- and two-bedroom units totaling 597 living units spread out amongst 30 buildings. That’s 957 new bedrooms for the area. The second phase will add another 248 living units, or 388 bedrooms. The second phase is on the west edge of the property, pretty close to the Rock Chalk Park complex. The area in between the west end and east end largely will be undeveloped because there are some sensitive environmental features of the property. A public walking trail will be built through the area. The project also includes two clubhouses, two outdoor pools, a tennis court, basketball court, putting green and other amenities. The plans also are showing what looks to be a roundabout on Queens Road, leading into the new street that will be the main entrance for the development.
The developers previously have said they envision the apartments attracting a mix of retirees, young professionals, some students and other people who are looking for a golf-oriented lifestyle.
I’m hoping to hear back from a representative of the development company. I’ll let you know when I hear additional details.
• As I mentioned earlier, dirt work also has begun on an apartment and single-family neighborhood development. We reported all the way back in 2013 that Lawrence builder Tim Stultz had filed plans for a residential development at the northwest corner of Queens Road and Overland Drive.
Stultz told me he hopes to start building foundations and actual buildings on the site in the next several weeks. Construction likely will last through all of 2016 and be ready for residents in the spring of 2017.
Plans call for a mix of one- and two-bedroom apartments that total 172 living units. Stultz said all the apartments will be “garden-style” units. I lost a sizable rental deposit once over confusion about what the phrase “garden-style” apartments meant, so let me be clear. In this case, it means all the apartments will have ground floor entrances opening up to the outside.
“Everybody will be able to walk up to their front door from the outside,” Stultz said. “There won’t be large buildings with long hallways full of doors.”
Stultz said all the buildings will be 8-plexes, and every apartment will come with its own garage. If you are familiar with the Westfield Place apartments near Wakarusa and Eisenhower, this development will be similar to that project. Stultz also owns that development, and he said there is a waiting list for those units. He said there are just a large number of folks who are open to giving apartment living a try, especially if the units have some of the characteristics of a small home.
“There probably will not be any single, undergraduate students who will live in this new development,” Stultz said. “We’re talking about more young professionals, some commuters to Topeka, and probably some retirees. The apartment market has just expanded into so many other demographics.”
The project also will include 83 lots of traditional single-family homes of varying price points, Stultz said. The project also will include a clubhouse, and my understanding is those amenities will be available to both the apartment resident and the single-family home owners as well.
• Those of you who drive Sixth Street also may notice dirt work just north of Sixth Street and George Williams Way, kind of behind St. Margaret’s Episcopal Church. I’m still checking on that site. I don’t think a development plan has been filed for the property, but rather the site is being leveled a bit to make it more suitable for development in the future. It is generally zoned for residential uses.
In other news and notes from around town:
• City commissioners last night said they may send a letter to state and federal environmental regulators regarding releases of sewage into the Kansas River that have come from the city of Topeka’s wastewater treatment plant. There have been two instances of raw sewage going into the river since April, the most recent yesterday. There was a third instance that involved only partially treated wastewater being released into the Kaw due to heavy rains around the plant.
I’m not sure that the commission is going to put Commissioner Matthew Herbert in charge of writing the letter, but it likely would get well read by regulators if he did. Herbert posted some strong comments on his City Commission Facebook page yesterday about the release. He even put them in letter form.
I was elected on April 7th. Today marks my 104th day in office. Today also marks the THIRD time your city has dumped thousands of gallons of sewage into the Kansas River, set on a course for my fine city. It was funny the first time. It made you look incompetent the second. Now, on your third offense, I'm going to start leaving flaming bags of poo on your city steps until you figure out a more permanent solution for your feces disposal.
Lawrence City Commissioner Matthew Herbert
Herbert did preface his comments by noting that normally his wife reads his Facebook posts before he makes them live, in an effort to keep him from sticking his foot in his mouth. But his wife was out of town yesterday.