The map below shows a proposed master plan for the development, which is being dubbed Clinton Farms. The ownership group is seeking rezoning only for the apartment part of the development currently. Those show up as the dark brown and and orange units that are on the right-hand side of the map. The two shades of yellow are the proposed single-family development, which would be built in a future phase and would need to receive separate zoning approvals from the City Commission. The yellow areas also aren’t included in the current annexation request.

Here’s a look at what is proposed in the first phase:

• 416 units of apartments in four-story buildings spread out over 16 acres. That is the area labeled No. 18 on the map.

• 804 units of apartments in three-story buildings spread out over 30 acres. That area is labeled No. 17 on the map.

• A retirement campus that would include skilled nursing, assisted living, memory care services and independent living facilities. In total 270 units would be spread out over 18 acres. That area is labeled No. 16 on the map.

• 44 units of townhomes on 6 acres. That’s No. 15 on the map.

• 120 apartment units in two-story buildings spread out over 8 acres. That’s No. 14 on the map.

• 210 apartment units in two-story buildings spread out over 14 acres. That’s No. 13 on the map.

• 120 units of townhomes on 14 acres. That’s No. 12 on the map.

Here’s a look at what is proposed for a future phase of development:

• 219 low density single-family homes on 49 acres. That’s No. 10 on the map.

• 233 low density single-family homes on 47 acres. That’s No. 9 on the map.

• 34 very low density single-family homes on 18 acres. That’s No. 8 on the map.

• 92 very low density single-family homes on 29 acres. That’s No. 7 on the map.

• 40 apartment units in two-story buildings on 3 acres. That’s No. 11 on the map.

One thing to keep in mind is that the drawing above is a proposed master plan, which is subject to change. What the landowners really are seeking approval for is to convert two pieces of property from agricultural zoning to multifamily development zoning. One request is for about 53 acres for RM32 zoning, and another is for about 80 acres of RM15 zoning. Both of those zoning designations would allow for a variety of apartment and multifamily development.

Another thing to keep in mind is that this development will take some time. Watkins didn’t have a specific timeline, but he agreed that it would take multiple years to build out the project. But Watkins said he is convinced there is significant demand for new apartments in Lawrence.

“The market for multifamily housing in Lawrence is strong,” Watkins said. “Younger and older people both are trending toward leased property instead of owning it. And the studies we see show the absorption rate of new apartments over the last five years has kept pace with construction. Vacancy rates are pretty constant, and rents are rising.”

The issue of how many apartments the city needs is one that comes up at City Hall. I would suspect that it will get some discussion as part of this development request.

photo by: Nick Krug

A view looking southeast shows the overpass where Bob Billings Parkway meets the South Lawrence Trafficway on Thursday, April 14, 2016. A residential development is being proposed for the farmland area southwest of the interchange.

Another issue that sometimes comes up at City Hall is the idea of urban sprawl and whether the city can afford to extend infrastructure to new developments on the outer edge of town. That’s a complicated issue for sure, but sometimes it is overlooked that many of the traditional infrastructure costs are paid for by the private development group. In general, private developers pay for pretty much all streets, unless they are wide thoroughfares that are more than 31 feet across. In those cases, the developers pay to construct the street to a standard residential size, and the city pays for the portion of costs associated with widening it to a thoroughfare. The same concept applies to waterlines. The developers pay for water line construction, unless the waterline is a large main meant to serve a larger role in the city’s overall water distribution system. Sewer line extensions also are paid for by the private developer. Don’t get me wrong, there are also costs that the city bears when a large new area develops, either directly or indirectly. But there’s also significant new property tax revenue that comes with such development, especially if the project doesn’t seek any financial incentives from the city.

Watkins said the ownership group doesn’t plan to ask for any special incentives from the city to help pay for the development.

Probably the bigger question to watch for is: What type of growth mindset does the City Commission have these days? This commission is serving in interesting times. The complete South Lawrence Trafficway is actually going to open to traffic this year. It is a more than $190 million investment in infrastructure by the state, and, not surprisingly, it has created development pressure along the SLT. Simply put, we’re in a period where the iron is hot, and some developers are looking to strike.

As we have reported, this City Commission already has turned down one major project that wanted to jump the South Lawrence Trafficway. That was a retail project that wanted to go south of the SLT at the Iowa Street interchange. The city is getting sued over that denial.

What will this commission think about going west of the trafficway? The idea certainly shouldn’t catch anybody by surprise. The school district already owns land in the area that was bought for a future school site. The city has a planning document called the West of K-10 Plan that envisions this property developing with a mix of high density and medium density residential uses. Take a look at the map below to see just how much new housing is envisioned for the area west of the SLT in the decades to come.

Courtesy: City of Lawrence

And there is another important fact about this property: Unlike the area near Rock Chalk Park at Sixth and the SLT, this property is largely flat and is in the Lawrence school district. That last reason has caused many in the development industry to speculate that this area will be the one that will really take off as the next new major housing area for Lawrence.

The question now seems to be how soon that will happen. City commissioners are getting closer to answering that question.

Look for this development to go to the Lawrence-Douglas County Planning Commission in June or July and to the City Commission at some point after that.

Town Talk column