Strap on your tool belt, it is time to talk again about Menards’ proposal to build a big box store just east of Home Depot near 31st and Iowa streets.
The Lawrence-Douglas County Planning Commission will debate the project again at its Monday evening meeting. The Planning Commission debated it last month and failed to reach consensus on whether the plan should be recommended for approval by the City Commission. I know that left some of you feeling like I feel after completing an electrical-oriented home improvement project — a bit dazed. (My wife promised me she had turned off the circuit breaker. She never said she wouldn’t turn it back on, though.)
If you remember, the Menards project hit a snag, even though there was no groundswell of opposition from neighbors in the area. Instead, it was the city’s planning staff that expressed concern about changing a portion of the city’s comprehensive plan, known as Horizon 2020, to accommodate the project.
There have been some new developments on that front. The city’s planning staff hasn’t officially changed its recommendation for denial, but it has created a new staff report that provides a clear set of reasons Planning Commissioners can use to approve the project, if they so choose.
That may prove to be important. For what it is worth, I felt like the Planning Commission last month was interested in recommending the project for approval, but was reluctant to do so because they hold the planning staff’s professional opinion in high regard.
The new memo from the planning staff, however, makes it clear that there is a reasonable argument to be made for why Horizon 2020 could be changed to accommodate the project. The main point of contention here is that Horizon 2020 calls for the proposed Menards site, the former Gaslight Mobile Home Village, to be used for apartment development in the future. A map in Horizon 2020 needs to be changed to show the property is slated for commercial development.
The memo lists the following reasons why a change could be prudent:
• It is now clear the eastern leg of the South Lawrence Trafficway will be completed, which will alleviate the need for traffic to travel through neighborhoods to reach the new commercial area.
• Public testimony from neighbors has indicated that there is a significant number of residents who may prefer retail development at the site rather than a large apartment complex.
• Even though the city has other retail zoned areas in the city, sites that can accommodate big-box development remain limited.
Planning staff members also are pointing out that it is unlikely that commercial development would extend all the way down the north side of 31st Street to Louisiana Street, if Menards is approved. Staff members confirmed the city is close to finalizing a deal to purchase the nearly six acres of property near the northwest corner of 31st and Louisiana streets. The city needs the property for a new utility pump station. City ownership means the corner wouldn’t ever develop as a retail site.
So we’ll see what planning commissioners do on Monday. That meeting is set for 6:30 p.m. at City Hall.
But remember, planning commissioners only recommend things. It will be up to the City Commission to make a final decision on the project. It still is too early to tell how city commissioners may vote on this project, but there are indications Menards has a fighting chance.
When I was speaking recently with City Commissioner Jeremy Farmer about economic matters, he brought up the need for the city to really update its comprehensive plan. He pointed to the Menards project as an example. Farmer said much of the underlying work to create the city’s comprehensive plan was done more than 20 years ago, and it probably is time to recognize that several factors in the city have changed since then.
“Menards is a great example of that,” Farmer says. “Our comprehensive plan says no, and the community seems to be saying it doesn’t want more housing there.
“I look at that and say ‘gosh, a Menards would be great in bringing some commercial taxes to a community that is going to have shrinking property tax revenues.'”
So, while Farmer stopped short of saying he would vote for the specific proposal Menards currently has brought forward, it sounds like he’ll have an open mind.
Privately, I have heard one other commissioners indicate he is going to give strong consideration to approving the project as well. It will be interesting to watch. Probably the biggest factor will be whether residents in the Indian Hills Neighborhood continue to either support the project or at least not vigorously oppose it. A large number of neighbors opposing the project could change things.
At the moment though, it is safe to assume the Menards project won’t be dead on arrival when it comes to the City Commission. Which, that reminds me: I still have to rewire the kitchen light. Oh, boy.