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Deal struck to bring new grocer to Sixth and Wakarusa; Google's latest announcement and its impacts on Lawrence


A deal has been struck to bring a new grocer to Lawrence. And it is not coming to downtown. Not North Lawrence, either. Instead, it's slated for what has become the city's new grocery magnet — Sixth and Wakarusa.

Plans have been filed at City Hall for a 27,000-square-foot building that would house a specialty or "farmers market-style" grocer in the Bauer Farm development at the northeast corner of the intersection.

Bill Fleming, a Lawrence attorney and member of the development group, tells me they have a tenant lined up for the building, but can't yet release its name. With the general description that has been released, I know some of you are speculating that a Trader Joe's is coming to West Lawrence. I'm almost certain, however, that's not the tenant. I think it's one less familiar to this part of the country, but I'll refrain from speculating further. Of course, I'll keep hounding those involved for an official announcement.

Whatever grocery chain emerges at the intersection, it will be the third grocer for Sixth and Wakarusa. Dillons has a store on the southeast corner of the intersection, and the Wal-Mart on the northwest corner has a full-line grocery department. (It is interesting to note that several people who opposed the construction of the Wal-Mart said it would run the Dillons out of business. Since that time, Dillons has expanded at the corner and now a third grocer wants to join the mix.)

But before any new grocer comes to the corner, the project does have to win some significant approvals from City Hall. The biggest is that the City Commission will need to increase a retail-zoning cap that has been placed on the corner. Currently, the northeast corner is limited to 72,000-square-feet of retail development. The development group has filed a request to raise that cap to 112,000 square feet.

Fleming, though, notes the development group is not seeking removal of a condition that prohibits big box stores at the corner. The zoning of the property prohibits a single retail building of 50,000 square feet or larger. Fleming said the group doesn't have any plans to bring a traditional big box store to the corner. But he said changing the zoning to allow for the grocer is critical.

"We have always said the intersection needs a little more retail to make it successful for the long term," Fleming said. "We still need an anchor tenant, and this will give us the anchor we need."

In addition to the 27,000 square feet for the grocer, the plans also call for an 11,000-square-foot, in-line retail building that could house a host of smaller shops. Both the grocery building and the in-line retail building would be just north and east of the Hurricane Alley Car Wash, near the southeast corner of Wakarusa and Overland Drive. But not right on the corner. Plans still call for a 108-room hotel to be built at the corner. Fleming, though, said a tenant hasn't been found for the hotel, and those plans are subject to change.

"We're hopeful though that with Rock Chalk Park down the road that there will be a need for some hotel space," Fleming said.

The new zoning for the property will reduce the number of residential living units in the Bauer Farm development by about 70. But Fleming said the development still will have a significant amount of housing. The area between the Theatre Lawrence building and the Meadowlark retirement community is slated to be a mix of apartments and townhouses.

It will be interesting to watch the reaction to the latest development proposal. Development at the intersection has sparked many a battle. It is one of the larger intersections in the community, but there has been concern by some neighbors that too much retail will create a traffic mess. If you a remember, a plan for a Lowe's home improvement center in the Bauer Farm development was rejected after neighbors and others objected. Fleming, though, said this is a much more modest proposal.

"Honestly, we would love to build more office out there," Fleming said. "But there is just not much demand for that. We're trying to build what the market is looking for right now."

In other news and notes from around town:

• Supporters of a downtown grocery store may be left scratching their heads over this latest development. If you remember, there has been a group circulating a petition about how downtown Lawrence needs a grocery store. At the same time, apparently there has been a grocery store company already scouring Lawrence for sites. It needs about a 25,000-square-foot building, which happens to be about the size of the former Borders building in downtown. That building, which is the temporary home to the library, is scheduled to become vacant again in the summer.

It would seem to be a safe bet that the grocery company could have acquired the Borders building for less than it can build new in West Lawrence. Yet, it did not do so. I have heard from good sources that the out-of-town brokerage firm that is marketing the Borders building has shopped the heck out of it to grocery store companies. None of this is to say the petition drive isn't worthwhile, but it may be worth noting that the market perhaps has already spoken on the subject.

On the other hand, downtown grocery supporters may want to keep an eye on what is happening in downtown Salina. A commercial real estate agent there called me recently to get some information about downtown Lawrence's hunt for a grocery store. Apparently, that community is close to announcing a new tenant for a former Dillons store downtown. It sounds like it may be much more of a discount grocery chain that may like the downtown and East Lawrence market. I'll let you know if I hear more.

• Yesterday, Google Fiber announced it has plans to perhaps expand its super-fast Internet service into 34 communities across the country. If you remember, Kansas City won a fierce competition to be the first city for the Google Fiber project.

At that time, many people thought the Google Fiber project was just an experiment. Now, as USA Today notes, this most recent announcement by Google seems to indicate that the company is looking to build a new, profitable, stand-alone business that reaches many parts of the country.

For people who like fast Internet, that is good. For people who were hoping that Kansas City would have a unique piece of infrastructure that would attract companies from far and wide, perhaps not so good.

Among the new cities are: Phoenix; Atlanta; Palo Alto, Calif.; Nashville; Charlotte; Chapel Hill, N.C.; Portland, Ore.; San Antonio; Salt Lake City; and a host of other smaller communities around those metro areas.

It will be interesting to see if Google's most recent announcement has any bearing on the city's thinking regarding spending city tax dollars to try to attract 1-gigabit Internet service to Lawrence. I suppose there are several ways to look at Google's most recent announcement. They include:

— Google has no interest in Lawrence. If they did, they would have included the city in this most recent list of cities up for expansion.

— Google is just getting started with its announcements. Many more are on the way.

— Perhaps Google already considers Lawrence part of the Kansas City market. That may mean Lawrence already is under consideration as part of the Kansas City project, or could be, if the city approaches Google. I recently confirmed with City Manager David Corliss that the city hasn't done formal outreach to Google, such as sending a letter asking the company to consider Lawrence for its service. But the city, as we recently reported, has issued a request for information from companies interested in providing enhanced broadband service in Lawrence. City officials have said they'll make sure that request gets in the hands of Google officials.

The bigger question now may be how ubiquitous is 1-gigabit Internet service going to become? If Google gets serious about creating a new business model for 1 gigabit service, how will other private Internet service providers react? Certainly, they are going to work to protect their market shares. What role will taxpayer-supported subsidies play in this battle among huge private sector companies?

As you've probably guessed by the fact that I'm still writing this column instead of making billions of dollars, I don't know the answer to any of those questions. But it looks like Lawrence leaders are going to get a chance to answer them.

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  • Comments

    Jason Fizell 4 years, 1 month ago

    It must be Sprouts. Strangely, their own website doesn't list their new OPKS store, but their Wikipedia profile references it:


    Richard Payton 4 years, 1 month ago

    Farmer's Market and Sprouts just opened stores on 135th St. in Overland Park. Lion King would be fitting with the LHS mascot.

    Leslie Swearingen 4 years, 1 month ago

    Just what I was thinking, Zac, seems like grocery stores just keep getting further and further from North Lawrence.

    Andrew Stahmer 4 years, 1 month ago

    How FUTILE...

    Don't you think any such endeavor will be CRUSHED by the big boys of the neighborhood..?

    Krogers & Walmart haven't become the GIANTS they are by tolerating competition. (aka survival of the CHEAPEST)

    Find some place downtown...they really want a grocery at the old boarders.

    Sam Crow 4 years, 1 month ago

    Lawrence must decide what it wants to be: a sleepy little college town or a thriving metropolis.

    Every time a grocery store article is written, Trader Joes in brought up. Their first two stores in the KC area are on Ward Parkway and in southern Leawood, both obviously high income areas. Do you really think they will jump over all the other similar demographics in Johnson County and on the Missouri side to come to Lawrence because people want them to?

    Google walked away from Overland Park because of the requirements the city was placing on the company. Lawrence made its bed with Lowes on running business off due to requirements.

    How realistic is it to put a grocery store in the Borders building??. The structure would have to be to extensively retrofitted for refrigeration. The costs on that alone are prohibitive.

    And, as a reminder, there was a major grocery store at Ninth and New Hampshire in the not too distant past. It went out of business.

    Lets get a petition to get an Ikea store here !!!! How cool would that be !!!

    You people have to get serious.

    Clark Coan 4 years, 1 month ago

    I would like to see WinCo Foods open in the former Borders building. It eliminates the middle man to get good prices; pays a decent wage; and is partially employee-owned:


    Julie Jacob 4 years, 1 month ago

    Have to agree with you Clark. Shopped in a Winco last year during a trip to Phoenix and I adored it!

    Leslie Swearingen 4 years, 1 month ago

    At one time there was the Waymires, an A&P, and a Krogers. There was also a Woolworths that had a small dining counter, and Ben Franklins, all good places to shop. But, times change and the world moves on. Most of the shops on Mass street between 8th and 11th are relatively new. Some of it is definitely for the better, I like the outdoor eating spaces. The variety is nice too.

    Julie Jacob 4 years, 1 month ago

    Yes because people east of Mass street don't need groceries...... sigh....

    RJ Johnson 4 years, 1 month ago

    No, most company's go where the money is!!

    Steve Jacob 4 years, 1 month ago

    Sounds like a high priced grocery store, so go where the money is at.

    Richard Heckler 4 years, 1 month ago

    Google ..... 9 metro cities and 34 cities says those neighboring cities are very very close to the metro choices. Lawrence is too small for a Google market considering there are I believe 4-5 providers in the area. WOW could probably step up the pace if the market looks promising.

    We all know Josh is interested as well.

    I for one see no future in taxpayers financing a Google then being asked to also pay for their service. Then again I am dead set against taxpayers being forced to subsidize any project that is directly related to attracting for profit enterprises. Rock Chalk Park is one such animal.

    It's too bad city government has no respect for the democratic process of allowing taxpayers the right to vote on how tax dollars are spent on "expanding" Lawrence. Yes let Lawrence taxpayers vote on which projects receive taxpayer subsidies.

    Riverfront Plaza,Tanger Mall and the new urbanism project Baur Farms are 3 very good reasons. Baur Farms is looking nothing like what was approved.

    Simply because Dillion's and HyVee stores did not shut their doors is not an indication that these stores did not take serious hits when Wal-Mart opened their grocery ventures. They did take serious hits. Another new grocery store will take more bites from the same pie because that pie has not grown significantly. There are plenty of empty rooftops in that area so I'm told.

    James Howlette 4 years, 1 month ago

    This comment was removed by the site staff for violation of the usage agreement.

    Lawrence Morgan 4 years, 1 month ago

    Please note that, on purpose, Chad Lawhorn does not include references to my blog in his article, even though my blog on Google and new sites was put up much before he wrote this piece.

    Here is my blog:


    I think it is shameful not to reference other articles and blogs which could be important in the Journal-World!

    Leslie Swearingen 4 years, 1 month ago

    I ride the bus and I have noticed that right across from the 31st street bus stop there is a building that has been empty for at least ten years. It is right next to Five Brothers. I wonder why.

    All the stores I mentioned closed down and probably for a very good reason. Since this has been tried so many times, maybe we should just give it up,

    I moved to Lawrence in 1973 and I have seen the shops on Mass change ownership almost like a time lapse scene from "The Time Machine".

    Trivia question: once upon a time a shop on Mass had a tin man in the front window that was made of parts from different things. My young daughter thought it was really cool. Does anyone else remember this?

    Steve Jacob 4 years, 1 month ago

    A Firehouse Subs just moved into that empty building.

    Rae Hudspeth 4 years, 1 month ago

    It wasn't a shop, it was the office for a heating and air company called Hopkins Sheet Metal Heating and Air. The "tin man" was made by Terry Hopkins, an owner, and maybe a couple other guys with the company. Source: My husband started out his career as an HVAC specialist with them.

    Richard Heckler 4 years, 1 month ago

    The carnage in retail hasn't been this bad since an anarchist bombed Chicago's Haymarket Square in 1886. In January, Liz Claiborne said it would shutter 54 Sigrid Olsen stores by mid-2008; Ann Taylor announced that 117 of its 921 stores would be closed over the next three years, and Talbots axed the Talbots Men's and Talbots Kids concepts and 22 Talbots stores. (Those muffled screams you here are Connecticut preppies trying to suppress their rage.) Even Starbucks has scaled back its yearlong saturation-bombing campaign.

    Blame that exhausted marathon runner, the American consumer. Fueled by cheap credit instead of PowerGel, she looked great at Mile 16, but bonked at Mile 23 and is now crawling to the finish line.


    Since this article was published millions were forced out of employment and that has not changed. Lawrence is a low wage community. More homes in Lawrence show up on the auction block as we speak. All the grocery stores at that corner agree there are too many grocery stores as it is. Only so many grocery $$$$ available and one more store doesn't change that.

    William Enick 4 years, 1 month ago

    Shop @ places that accept bitcoin & other crypto currency. Run like Hell from the coming Wall Street implosion. (Yes, I'm a crazy.)

    Mark Rainey 4 years, 1 month ago

    This grocery will be collecting an extra 1% on every sale to give the developers?

    Ron Holzwarth 4 years, 1 month ago

    Yes, there will be a tax surcharge added to every retail purchase made at the Bauer Farm development but it's not supposed to go directly to the developers, instead it is to repay the city for the infrastructure that was installed by the city there, such as the roads, and the electric, water, and sewer lines.

    A convincing argument could be made to support a 'yes' or a 'no' as to whether it was a handout to the developers or not, and I don't care to get into that discussion because I don't think either answer is definitive.

    But, I think it is very likely that any grocery store that is opened there will be on the high priced side, and that will make its prices even higher.

    If anyone has a problem with that, it is because of their shopping habits. Instead of considering the total price, a shopper that uses a certain type of shopping method will only consider one thing: How badly do I want this item? And, if you want it bad enough, go ahead and buy it, and never bother to look at its price, or the total price you will have to pay.

    It's called the 'Second Grader's Method of Shopping.'

    Mark Kostner 4 years, 1 month ago

    As Lawrence approaches 100,000 population most store chains that aren't there already probably will be. West Sixth will be built up to K-10 and possibly East 23rd as well.

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