Posts tagged with Fun Center
West Lawrence fun center plans on hold again as neighbors speak out; the big question looming for city’s rental licensing program
Mini-golf, mini-bowling, many concerns, it appears. As we've reported multiple times, plans have been filed for a "family fun center" on vacant ground near the southeast corner of Clinton Parkway and Inverness Drive in west Lawrence.
When we last reported on the project in February, it was scheduled to receive a key vote at the Lawrence-Doulgas County Planning Commission that evening. It didn't. Instead, it got deferred until March's meeting, which took place Monday. But again, no vote for the fun center. The issue was deferred before the meeting ever began.
I've got a message into the architect for the project to find out if the development group still plans to pursue the project. I haven't received any word back on that. (I also don't have a clear understanding of who the development group is behind the project.)
What is clear is that an organized opposition effort to the fun center is underway. Raintree Montessori School is among the leaders of that effort. In its newsletter to parents this month, Raintree takes a strong stand against the project
"We feel relocation to another property more suited for recreation would be the only acceptable compromise," it writes in the newsletter.
The fun center is proposed to have a variety of activities. They include:
— A two-story club house that would have private party rooms, arcade and snack areas on the ground floor. The second floor would include a bar that serves 3.2 beer and has a NASCAR driving experience arcade and miniature bowling.
— Outside, an 18-hole miniature golf course, six batting cages, a patio area and a children's "tot-lot" play area also are planned.
— A future second phase of the development proposes a 33,000 square-foot, outdoor go-kart track. The carts are proposed to be electric and produce little noise, according to information submitted by the developers.
A prevailing theme in the opposition to the fun center is that those type of uses aren't appropriate for an area that has so many schools nearby. Bishop Seabury, Raintree, Sunflower elementary, and Southwest middle school are all within walking distance of the site.
Raintree leaders mentioned that proximity as being a problem, and so too did an earlier letter from the Wimbledon Terrace Townhomes Association. It expressed concern about "hundreds of little children who might be intimidated by the large numbers of teenagers and young adults who would frequent the project."
I'm not sure how such intimidation exactly would play out, but it is worth noting that the city's planning staff is recommending approval of the project, in part, because it is a walkable destination for a variety of people. Creating walkable destinations has been a real catch phrase at City Hall in recent years. (No one has ever accused City Hall of having extraordinary catch phrases.)
There are other reasons, though, that neighbors have objected. In addition to the fun center, the development in recent weeks has added a request for two lots that could house drive-thru businesses, such as a fast-food establishment. The architect, Lawrence-based Paul Werner, has told me that he doesn't envision a traditional fast-food restaurant at the location. Instead, he thinks some type of coffee shop with a drive-thru would be more likely. But it sounds like several neighbors haven't liked the addition of drive-thrus.
"The roundabout on Inverness can barely handle the traffic now, but adding this type of use to the neighborhood will increase traffic exponentially," Raintree writes in its letter. "The availability of alcohol late at night in a high traffic area has the potential for causing serious problems, and the noise and lights from the center will disturb the sleep of countless residents nearby, not to mention the increased incidents of vandalism."
Raintree is sponsoring a petition drive against the project.
I suspect we'll find out in the coming days whether this project has any legs left to it. If it doesn't, it will be interesting to see what comes next for this area. It is a highly visible piece of vacant property on a major city street. It basically is surrounded by apartments. Neighbors already have strongly voiced their opposition to future apartment development.
In other news and notes from around town:
• There were times during the nearly four hours of discussion at City Hall last night about the rental registration program that I thought we perhaps were going to settle the issue with a game of mini-bowling or a putt-putt contest. (Or perhaps that was just wishful thinking on my part.)
But, instead, it was a night of back and forth between opponents and supporters of the program. As we reported, the program was approved on a 3-2 vote.
I left the meeting, though, with one big question about the program: Will it survive the next election?
One of the changes to the program last night was its start date. A divided commission pushed the start date back by six months to give the city more time to prepare for the program, although staff wasn't asking for more time to prepare for the program.
The new start date means the first inspections of multifamily rental units won't begin until July 2015. That means no inspections will have taken place prior to the next City Commission elections, which are in April 2015. (Unless state law changes on municipal elections.)
Politically, I'm not sure what the ramifications of that change will be. Originally, the program would have had four months of inspections under its belt before voters went to the polls in April. I think some city officials were hopeful those four months of inspections would have shown that the program will not be nearly as burdensome as many landlords believe. Now, there won't be any such chance to prove that before the elections.
Of course, you could also argue that if the city did inspections and they went poorly in those first four months, that may have been bad politically. I asked Commissioner Jeremy Farmer, who pushed for the delayed start date, whether he was concerned that a new commission could take office and end the program before it every really got started. (Registrations, but not inspections, will begin in January.) He said he wasn't. His belief is the timing won't affect the politics of this. He may be right.
But it is worth noting that two of the three commissioners who supported the rental inspection program have terms that are expiring in 2015: Commissioners Terry Riordan and Bob Schumm. Mayor Mike Dever, who voted against the program, is the other commissioner who has a term expiring in 2015.
I don't know what will happen, but I think it will be very interesting to watch whether a slate of candidates committed to repealing the rental inspection program emerges by early 2015. As some of you may remember, Manhattan had a program for two years, but then a new slate of commissioners came into office and repealed it.
The plan commissioners approved on Tuesday was meant to be a compromise aimed at making landlords more comfortable with the program. It is questionable whether it accomplished that. Landlords came out in large numbers to oppose the plan, and some of them appeared to be well-funded. I counted at least four attorneys who rose to speak against the proposals.
That leaves me with just one more question: Are we absolutely sure mini-bowling can't solve this?
More LJWorld City Coverage
Go-Karts, batting cages, mini-golf planned for new West Lawrence Family Fun Center; new info on high-speed Internet plans
I need to find my Mario Andretti sunglasses, my Chi Chi Rodriguez slacks and my Alex Rodriguez cologne ASAP. There are plans for a new West Lawrence development that includes electric go-karts, miniature golf, batting cages, and even mini-bowling. (I'm not sure what I'm supposed to wear for mini-bowling, but I promise it will be small.)
Plans have been filed at Lawrence City Hall for a proposed Family Fun Center at 4300 W. 24th Place, which basically is the vacant ground near the corner of Clinton Parkway and Inverness Drive. The plans call for the development to be on about 11 acres near the multitude of apartment complexes that have developed over the years between Inverness Drive and Crossgate Drive.
Based on the drawings submitted to City Hall, preliminary plans include about a 36,000 square-foot area for a go-kart track, about 7,200 square feet for batting cages, 87,000 square feet for miniature golf, and a 6,800 square-foot "tot lot." (I'm assuming it is an area for toddlers, but a pit full of warm tater tots would be excellent as well.)
In the center of the site is a proposed two-story, 28,000 square-foot clubhouse, which I assume would have the mini-bowling area. Information submitted to City Hall also indicates there also will be lots of area for birthday parties, arcade games, snack areas and that sort of thing. The information also indicates preliminary plans are to have a small bar area that would serve 3.2 beer.
The plans filed don't make it clear who the developer is behind the project. Lawrence-based Paul Werner Architects has filed the plans and is shepherding the development through the city approval process.
The development will require some significant approvals. I'm confirming with city officials, but it looks like the project will need not only a change in zoning to a commercial designation, but also a special use permit and a text amendment to the zoning code that would allow outdoor recreation centers in CN2 commercial zoning district.
It will be an interesting development to watch. Neighbors in the general area have fought hard against apartment development in recent years. So, the fact that this prime piece of property is being proposed for something other than apartments is probably welcome. Whether neighbors will take to the idea of an outdoor recreation center will be a key issue to watch.
Outdoor developments usually bring up the issue of noise and light pollution, and Werner's firm has indicated it will make limiting those issues an important part of the design process. The plans note that the go-karts will be electric rather than gas powered. The go-kart manufacturer advertises that the machines make noise equal to or less than a vehicle traveling down a road at about 20 to 30 mph.
The plan also will include significant landscaping to address lighting issues. Preliminary plans call for the business to be open well into the nighttime hours. According to a document submitted as part of the plans, the current thinking is for the business to be open until 10 p.m. on most weeknights, but open until midnight Thursday through Saturday.
Again, we'll see how the development progresses, but certainly the question of why Lawrence doesn't have a miniature golf business has been one that people have asked me frequently over the years (It probably was because I was wearing my Chi Chi Rodriguez slacks at the time.) Many of you probably remember that Lawrence did have a miniature golf and batting cage complex at 31st and Iowa streets well into the 1990s. But that site eventually was redeveloped as the location for Douglas County Bank. I had always been told high land prices had made such developments difficult, but the economic downturn may have changed that equation a bit.
In other news and notes around town:
• I'm still gathering some details on this, but city commissioners are being asked to work with another company that has plans to bring super high-speed Internet to the area.
City commissioners at their 6:35 p.m. meeting tonight will consider approving a right-of-way agreement with Baldwin City-based Dawn Fiber LLC. The company wants to install about 19,000 linear feet of conduit and fiber on city rights-of-way in various parts of central and eastern Lawrence. Locations include: Fifth and Tennessee; 11th and Tennessee; 11th and Haskell; 19th and Haskell; 19th and Harper; and 23rd and Harper. Plans call for the fiber also to be extended across the rural areas of the county and connected with Dawn Fiber's headquarters in Baldwin City.
City staff members are recommending approval of the deal because the right-of-way license agreement would ensure that a portion of the fiber could be used by the city of Lawrence for governmental uses. That opens up the possibility of the city high-speed Internet connections to traffic signals in central and eastern Lawrence, water towers in the area, an a multitude of city buildings, including: the Fire Training Center at 19th and Haskell, the central maintenance garage at 11th and Haskell, the East Lawrence Recreation Center at 1245 E. 15th Street, the Carnegie Building at Ninth and Vermont streets, and several other parks and recreation and maintenance buildings. Importantly, the new fiber route also would allow the city to easily connect with the statewide Kansas Fiber Network, which is an association of 29 rural Kansas telephone companies that offer a variety of services including wholesale Internet services to large users like governments.
What I'm still gathering details on is whether Dawn Fiber, which operates under the name Free State Broadband, plans to use the Lawrence fiber to offer residential and commercial Internet service in Lawrence, or whether this fiber installation is just part of its previously announced plans to bring high-speed Internet service to Baldwin City. I'll update you when I get more information.
UPDATE: I talked with an executive at Dawn Fiber, and current plans don't call for the company to offer residential or commercial service in Lawrence. The company plans to use the new fiber to support its efforts to wire Baldwin City with high speed Internet service.
• There's also news regarding the request by Lawrence-based Wicked Broadband for $500,000 city grant to help with a pilot project to bring super-fast Internet to parts of downtown and East Lawrence. Originally, the city's Public Incentives Review Committee was scheduled to meet and discuss the request today. But that meeting has been postponed to Jan. 21.
I'm not sure what has caused the delay, but based on the last city memo I saw, the city's staff members are not recommending approval of the grant request. I won't get into all of that now because I'm still gathering information from city and Wicked officials on the request, but I'll hope to have more on that in the coming days.